Agenda item
16/09919/FUl & 16/10183/LBC - Old Ship Hotel, Castle Street, Mere, BA12 6JE
Conversion and renovation of the existing Grade II* Listed Old Ship Inn into 7 Apartments and 2 x three bed cottages. To include the demolition of outbuildings and construction of an additional new build two bed cottage to the rear (10 dwellings in total).
Minutes:
Public Participation
Cllr Bret Norris of Mere Town Council spoke in Objection to the Application
The Planning Team Leader; Richard Hughes, introduced the application for the conversion and renovation of the existing Grade II* Listed Old Ship Inn into 7 Apartments and 2 x three bed cottages. To include the demolition of outbuildings and the construction of an additional new build two bed cottage to the rear (10 dwellings in total).
He drew attention to the combined report which included both Full and Listed Building applications for this development.
Key details stated included the insertion of new roof lights in the existing property. There were no elevations of the proposed cycle store included in the application, therefore a condition would need to be included if the application was approved, to request these prior to any work taking place.
There was a separate cottage at rear of the development which did not form part of the application site. There were planning restrictions in place on the historic car park.
The application was recommended for APPROVAL subject to conditions.
The Committee then had the opportunity to ask technical questions of the Officer. Details were sought on why the red line at the front of the site was shown on the highways owned road. It was explained that this was to show access and not ownership.
The garden space at the rear was the only amenity land on the proposal, and was to be accessed solely by the 2 bed property.
The 7 apartments would consist of 1 and 2 bedroom properties. The cottages were 3 bedrooms.
Historic England’s had not imposed any conditions regarding their comments that there was an opportunity to reinstate some of the buildings historic layout. Any conditions were generally left to the Conservation Officer and the Local Authority to make judgement.
A vacant buildings credit was applicable to this development, which was a policy from Central Government allowing smaller developments of ten or less properties to avoid too many contributions in the planning system, such as affordable housing. Factors taken into consideration included the vacant building and the preference to see houses built and buildings being brought back into life with smaller requirements.
Members of the public were then able to present their views, as detailed above.
Cllr Bret Norris, Mere Town Council spoke in objection to the application. He noted that although the Planning team and applicant had been working to alleviate concerns, the parish still had some concerns with over development of the site, Inadequate parking, the bin area was insufficient and it was felt that this should be swopped for the cycle shelter. Measures should be taken to protect the tree roots in the car park during excavation of earth and associate works.
Other desired alterations included the front arched doors to remain as wood, and the bracket and sign to be retained at the front of the property to preserve the character of the building.
The Town Council was not against a residential accommodation in principle and would be supportive of revised plans which incorporated changes to address its concerns.
The Unitary Division Member Cllr Jeans moved the motion of APPROVAL in line with Officers recommendation. This was seconded by Cllr Devine.
Cllr Jeans withdrew this motion, before moving a second motion to defer the application.
He noted that he did not want to see the Kingston Avery brewery sign disappear from the front of the property. There were many issues with the proposals which he felt could be clarified before the Committee considered them.
He noted that there was no design for a cycle storage, and that the bin and cycle storage areas should be swopped over.
He asked for additional conditions to be added to include the car parking spaces to be allocated to the new properties, that the sign and bracket be retained,
The motion of deferral was not supported.
Cllr Westmoreland moved the motion of APPROVAL in line with Officer’s recommendations and additional conditions as made by the Committee. This was seconded by Cllr Clewer.
The Committee then discussed the application where it was noted that the proposals included the wooden doors at the front be retained.
Other conditions to include the allocation of parking spaces to the new and existing properties, with these spaces meeting the minimum size (4.5 x 9).
That the Brewery sign and bracket be maintained.
It was noted that as the Waste Officer was happy with the bin provision in the plan, it would be down to the applicant to decide whether in the future they wished to move the bin storage to the cycle shelter should it be found that the allocated space was inadequate.
It was disappointing that there was a central location in Mere which was missing out on Affordable Housing.
Some Members felt the internal layout of the apartments looked cramped. Having 10 properties squeezed on to this site, with virtually no amenity space, was felt to be over development.
The Committee voted on the motion of APPROVAL with conditions.
Decision
That application 16/09919/FUL be APPROVED in line with Officers recommendation, with the following conditions:
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The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.
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The development hereby permitted shall be carried out in accordance with the following approved plans:
Drawing number ASP.14.067.202 B dated 16.03.17, as deposited with the local planning authority on 05.04.2017, and Drawing number ASP.14.067.203 B dated 16.03.17, as deposited with the local planning authority on 05.04.2017, and Drawing number ASP.14.067.105 dated June 2016, as deposited with the local planning authority on 05.04.2017, and Drawing number ASP.14.067.101 B dated 04.04.17, as deposited with the local planning authority on 05.04.17, and Drawing number ASP.14.067.104 dated June 2016, as deposited with the local planning authority on 05.04.17, and Drawing number ASP.14.067.201 B dated 02.02.17, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.100 B dated 02.02.17, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.301 dated Feb 2017, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.300 dated Feb 2017, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.200 B dated 02 Feb 2017, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.002 D dated 01.0317, as deposited with the local planning authority on 17.03.17.
REASON: For the avoidance of doubt and in the interests of proper planning.
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Notwithstanding the approved drawings, no works shall commence until details of the following matters have been submitted to and approved in writing by the Local Planning Authority:
(i) Large scale details of all new external joinery (1:5 elevation, 1:2 section) including vertical and horizontal cross-sections through openings to show the positions of joinery within openings, depth of reveal, heads, sills and lintels; (ii) Large scale details of all proposed new internal joinery (1:5 elevation, 1:2 section); (iii) Full details of proposed rooflights, which shall be set in plane with the roof covering; (iv) Full details of the routes of all proposed ventilation ducts and pipework to be incorporated within the existing building(s), to include details of how they access/exit the building; (v) Full details of the proposed treatment of fireplaces, panelling, overmantles, ornate cornicing and historic wide floorboards; (vi) Length and width wise sections of the proposed new staircase(s) for units 1 and 2; (vii) Full details of proposed internal service routes; (viii) A full schedule of internal finishes to walls, ceilings and floors; and (ix) Full details and samples of external materials.
The works shall be carried out in accordance with the approved details.
REASON: In the interests of preserving the character and appearance of the listed building and its setting.
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No development shall commence on site until a scheme for the discharge of surface water from the site has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use/occupied until surface water drainage has been constructed in accordance with the approved scheme.
REASON: To ensure that the development can be adequately drained.
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No development shall commence on site until details of the works/methodology for the disposal of sewerage have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be first occupied until the approved sewerage details have been fully implemented in accordance with the approved plans.
REASON: To ensure that the proposal is provided with a satisfactory means of drainage.
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Before any development commences, a scheme and suitable plans for the laying out and provision of the parking area shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include as a minimum:
Development shall be carried out in accordance with the approved scheme and plans.
REASON: To ensure that adequate provision is made for parking within the site in the interests of highway safety.
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The secondary glazing described in the section: 'Recommended Noise Mitigation - Front Façade of the submitted ISVR Consulting Noise Assessment Reference 9813 - R01' dated August 2016 shall be implemented in full prior to the occupation of the dwelling(s) and shall be maintained in that way at all times thereafter.
Reason: To mitigate the impacts of road noise, in the interests of amenity.
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No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays.
Reason: In the interests of amenity.
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No development shall commence within the area indicated (proposed development site) until:
(i) A written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and (ii) The approved programme of archaeological work has been carried out in accordance with the approved details.
REASON: To enable the recording of any matters of archaeological interest.
Further Recommendations in respect of Condition 9: The work should be conducted by a professional archaeological contractor in accordance with a Written Scheme of Investigation agreed by this office. There will be a financial implication for the applicant.
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The main archway in the front (South) elevation of the building shall retain timber doors (not the originally suggested glass doors) and the archway shall not be used for vehicular access.
Reason: In the interests of the character and setting of the listed building and the existing character of the conservation area.
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The existing wrought iron wall mounted bracket and hanging sign on the front of the building shall be retained in perpetuity.
Reason: To preserve the character and setting of the listed building and the surrounding conservation area. |
Decision
That application 16/10183/LBC be APPROVED with the following conditions:
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The works for which Listed Building Consent is hereby granted shall be begun before the expiration of three years from the date of this consent.
REASON: To comply with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by the Planning and Compulsory Purchase Act 2004. |
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The development hereby permitted shall be carried out in accordance with the following approved plans: Drawing number ASP.14.067.202 B dated 16.03.17, as deposited with the local planning authority on 05.04.2017, and Drawing number ASP.14.067.203 B dated 16.03.17, as deposited with the local planning authority on 05.04.2017, and Drawing number ASP.14.067.105 dated June 2016, as deposited with the local planning authority on 05.04.2017, and Drawing number ASP.14.067.101 B dated 04.04.17, as deposited with the local planning authority on 05.04.17, and Drawing number ASP.14.067.104 dated June 2016, as deposited with the local planning authority on 05.04.17, and Drawing number ASP.14.067.201 B dated 02.02.17, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.100 B dated 02.02.17, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.301 dated Feb 2017, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.300 dated Feb 2017, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.200 B dated 02 Feb 2017, as deposited with the local planning authority on 17.03.17, and Drawing number ASP.14.067.002 D dated 01.0317, as deposited with the local planning authority on 17.03.17.
REASON: For the avoidance of doubt and in the interests of proper planning. |
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Notwithstanding the approved drawings, no works shall commence until details of the following matters have been submitted to and approved in writing by the Local Planning Authority:
(i) Large scale details of all new external joinery (1:5 elevation, 1:2 section) including vertical and horizontal cross-sections through openings to show the positions of joinery within openings, depth of reveal, heads, sills and lintels; (ii) Large scale details of all proposed new internal joinery (1:5 elevation, 1:2 section); (iii) Full details of proposed rooflights, which shall be set in plane with the roof covering; (iv) Full details of the routes of all proposed ventilation ducts and pipework to be incorporated within the existing building(s), to include details of how they access/exit the building; (v) Full details of the proposed treatment of fireplaces, panelling, overmantles, ornate cornicing and historic wide floorboards; (vi) Length and width wise sections of the proposed new staircase(s) for units 1 and 2; (vii) Full details of proposed internal service routes; (viii) A full schedule of internal finishes to walls, ceilings and floors; and (ix) Full details and samples of external materials. The works shall be carried out in accordance with the approved details.
REASON: In the interests of preserving the character and appearance of the listed building and its setting. |
Supporting documents:
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16.09919.ful and 16.10183.lbc report, item 166.
PDF 417 KB -
16.09919.FUL & 16.10183.LBC - Aerial Plan, item 166.
PDF 675 KB
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16.09919.FUL & 16.10183.LBC - Location Plan, item 166.
PDF 558 KB