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Board approves subdivision at 238 Austin Street over preservation objections; barn slated for removal or salvage
Summary
PortsmouthBoard of Adjustment on Feb. 18 approved variances allowing 238 Austin Street to be split into two lots for new houses; the decision drew loud opposition from preservation groups and neighbors who said the late 19th‑century Coffins Court barn is a contributing structure to the downtown National Register district.
The Portsmouth Board of Adjustment on Feb. 18 voted 4 to 2 to approve variances that will allow the subdivision of 238 Austin Street into two lots and the removal of an old barn on Coffins Court.
Attorney Tim Phoenix, representing the buyer and applicant Chris Ward, said the existing house and adjacent barn are structurally compromised and not presently code‑compliant. Structural engineer Alex Ross testified that the barn has insufficient roof and floor capacity and that "bringing the roof, floors, walls [and] foundation into the current century with code conformance would take such an effort that it wouldn't be financially feasible."
Neighbors, Portsouth Advocates and the New Hampshire Preservation Alliance urged the board to deny the relief or at least delay demolition to explore rehabilitation or salvage. Barbara Ward of Portsouth Advocates said the barn is a "contributing resource to the downtown Portsmouth National Historic District" and argued demolition would harm the district's fabric. John Mayer and others urged the board to treat the barn as an asset and proposed alternatives such as adaptive reuse or removal only after a preservation group had time to respond.
Phoenix said the applicant is open to working with preservation organizations on disassembly, salvage or relocation but maintained the buildings cannot be economically rehabilitated in place. He also argued the subdivision would create one fully conforming lot and one lot that is smaller but consistent with many lots in the neighborhood.
Board members debated preservation values against property rights and practical site constraints. Supporters of approval said the subdivision would replace non‑compliant, deteriorated buildings with code‑compliant housing and improve a cramped lot configuration; opponents said loss of the barn would constitute a permanent loss to the historic character of the area and that rehabilitation had not been fully explored.
The board recorded its vote in favor of the variances at the hearing. The applicant indicated willingness to assist with salvage or documentation and noted that demolition processes external to the BOA (including the city's demolition committee) would run if the owner pursues teardown.
