Bude masonic hall plan refused by Cornwall Council

A PROPOSAL to replace an early 1900s built masonic hall with a new building and four flats above it in Bude has been refused by Cornwall Council.

The applicant’s planning agent told Cornwall Council: “The existing Masonic Lodge building was constructed around 1912 and has been in continuous use since then. With the current Lodge being over a century old, the financial costs to run and maintain the building have become unsustainable. It was decided a new building of modern construction would ensure the future of this community facility. The apartments above would enable the development financially and provide much needed residential accommodation.

“The proposal is to demolish the existing dated Masonic Lodge which uses the site inefficiently and construct a new building that provides a replacement Masonic Lodge on ground floor level with residential apartments above.

“It is believed that the Lodge was constructed in 1911/12 as a prefabricated building that was originally in the nearby village of Week St Mary. The timber framed building was erected on solid foundations. It has had various lean-to extensions over the years to provide kitchen and ancillary facilities.

“It has now reached the end of its economic and functional life. The cost of maintenance and heating due to the insulation being well below current standards is now excessive. As the masonic organisation, which is one of the leading UK charities, has become more open, its current facilities are no longer adequate.

“To make the scheme financially viable the Masons have proposed residential development above the Lodge that can be rented or sold to fund construction costs. In addition to this the new catering and dining space on the ground floor would be available for public hire and use to help with ongoing running and maintenance costs of the new building. Associated landscaping, amenity and parking areas have been considered and designed as part of the proposal.

Bude-Stratton Town Council was among the objectors to the scheme, stating: “BSTC object to the application.”

It cited the following reasons: (It is) out of character with the street scene, overbearing insensitive to the conservation area, scale and massing and overlooking issues.”

Among the 16 comments from members of the public, five were in objection and 11 were in support.

Among those who supported the scheme was Mr Geoff Boswell, who stated: “The project is an excellent endeavour, as the existing Masonic Hall is in dire need of replacement, and it seems the Freemasons and their architects have tried ardently to achieve the replacement but with a design that echoes the buildings in the vicinity; by offering attached living accommodation; and to include community facilities in the design too.

“The objections regarding the height of the building are spurious and there are many structures in the near location of the same or greater height. Moreover, the current hall has stood on its site longer than many of the structures around it, and its footprint is both currently and potentially, modest.”

Mrs Heather Smith was one of the five objectors and she said: “It is not in keeping with the existing historic buildings alongside the River Neete all of which are public amenities. It will dominate the skyline and the approach to Bude town centre. It will front the River Neete which has already been identified as at increasing risk of flooding with our changing climate and rising sea levels.

“It will increase traffic to area area already congested and used by public accessing Medical Centre, the Methodist and Church and church hall as well as Neetside Community Centre where there is no safe existing pedestrian walkway.

“The planned four allocated parking spaces are inadequate for four dwellings and a meeting room catering for 60 people.

“The height of the building is not clear from the plans, but it likely to shade existing solar panels of Neetside Centre.

“Such a tall building with huge 2nd floor windows will increase light pollution in the area.”

Cornwall Council refused the application, stating: “The proposed development, by reason of its height, scale, massing, roofscape, architectural form and visual prominence, would introduce an unduly prominent and incongruous building within the Resort Town Character Area of the Bude Conservation Area.

“The proposal would fail to respond positively and appropriately to its local context, drawing upon architectural forms associated with other parts of Bude rather than the established character of this part of the Conservation Area.

“As a result, the development would compete visually with established focal buildings, harm important public views from The Strand and across the River Neet, and disrupt the hierarchy of built form that contributes positively to the character and appearance of the Conservation Area.

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“The proposal would therefore fail to preserve or enhance the character and appearance of the Bude Conservation Area.”