A bid to turn a derelict toilet block into four flats in central Penryn could run into complications because the area around it is Grade II listed – and potentially even part of the block itself.

Cornwall Council’s conservation officer suggested that at least one wall of the toilet block may go back in history much further than first thought, and said further investigation would need to be carried out.

The analysis comes after Tim Vollbracht, from Falmouth, asked Cornwall Council’s planning department for pre-application advice over replacing what is described as a “circa 1970s derelict toilet block and yard” at 35 Higher Market Street, Penryn with a development of four flats at the back of the building.

In his letter, Mr Vollbracht said the proposal was to replace the block-built toilet block, gravel yard area and wall with four flats that mirrored the existing mews type properties on Higher Market Street.

He said: “The c1970s toilet block, which is in a dilapidated state, and is now used as a storage area, was constructed mainly of concrete block, with a stone façade on one south facing wall. The pictures also show a section of the concrete block wall with the plaster removed.

A wall inside the toilet block (Image: Tim Vollbracht/Cornwall Council)

“This is a brownfield site, previously used as the pub toilet block and yard area. The site is in the centre of Penryn and is within walking distance of the shops, doctor, post office, schools, bus and train.

“There is tarmac vehicle access to the rear with space available for parking and amenities.

“This development would help towards alleviating the shortage of housing in Penryn.”

Mr Vollbracht went on to add that he was the sole owner of 35 and 37 Higher Market Street, and any windows would look towards the buildings that he currently owns “so overlooking would not be a concern.”

Outside the toilet block (Image: Tim Vollbracht/Cornwall Council)

However, when consulted the council’s conservation officer said: “It is recommended that further analysis of the significance of the '1970 toilets' building is undertaken, as it may well be that this is an historic building, and also more buffer space between the existing listed rear building of No 35 and its windows is appropriate, to retain [the] designated Grade II setting and windows outlook.”

While acknowledging that they were currently only working off photographs at this stage, the officer went on to add: “By measurement it can be seen that there was a building (large enough for residential or perhaps a large store building), on the present site of the '1970s' toilets.

“Historic planning evidence will need to be presented to conclude that the '1970s' toilets are in fact thus; as there appears to be stonework on the south elevation, and there may be further stonework to the west elevation (and an infilled doorway).

“Perhaps more justification needs to be presented to make this assumption. If this is the remnant of an earlier building (as possibly evidenced by historic mapping), then it should not be demolished but integrated into the scheme, as it may well also be a Listed Building.”

A close up of one of the walls in the toilet block (Image: Tim Vollbracht/Cornwall Council)

In her advice, the council’s planning officer described the site as a “highly accessible and sustainable town centre location, where proposals for increased residential use are encouraged provided they compliment a range of commercial uses and provide a suitable standard of accommodation and amenity.”

However, she said there were concerns over the “intensification of the site” and, despite the applicant’s assurances about overlooking, she did express further concerns over this issue due to the close proximity to existing residential properties.

In her conclusion she wrote: “The concept of residential use in this sustainable location is supported. However, the specifics of the scheme prevent officer support owing to the over intensification of the site that does not fit current living standards in terms of internal space standards, lack of any private outdoor amenity areas or parking/cycle storage provision, and raises questions on impact to neighbour amenity through both overlooking and overshadowing.

“Furthermore, it has not been demonstrated that the building to be demolished is modern fabric and its demolition would be harmful that could not be outweighed by public benefits."

It is now up to the applicant to decide if he wants to submit a formal planning application. 

The pre-application for advice can be viewed in full on Cornwall Council's planning portal via its website, ref PA24/00522/PREAPP.