Agenda item

17/12499/FUL & 18/00274/LBC - The Kings Head, The Street, Whiteparish, SP5 2SG

Meeting of Southern Area Planning Committee, Thursday 12 April 2018 3.00 pm (Item 276.)

Single Storey Rear Extension (Orangery) to Pub Building & Separate Barn Conversion / Restoration with extension to provide Lodging

Minutes:

Cllr Matthew Dean declared a pecuniary interest in this application and left the meeting. He did not take part in the discussion or the vote for this application.

Public Participation

Dr M Byfield spoke in support of the application

Mr Robin Bell spoke in support of the application

The Planning Team Leader, Adam Madge introduced the report detailing the application for a Single Storey Rear Extension (Orangery) to Pub Building &

Separate Barn Conversion / Restoration with extension to provide Lodging. The application was recommended for refusal.

The Conservation Officer was in attendance to note her concerns. These included the impact of the works and how they would affect the character and interest of the listed building. The works would make lasting changes.

The host building was the listed building. There was no objection to the rear extension. Concerns related to the rear barn building, of which she felt the use was unclear.

The barn was listed by association to the main building and not in its own right.

The manner of the conversion, lack of conservation and the design were of concern. There had been little information provided on how the proposals would impact on the structural fabric, and no structural survey was available. There was a level of ambiguity.

A single-story extension would have been preferable.

Members then had the opportunity to ask technical questions, where it was clarified that the applicant utilised the existing footprint of the barn building.

Members of the public then had the opportunity to present their views as

detailed above.

The main points raised included that the pub had been closed for 3 years. The application had support from 52 local residents and the parish council.

Whiteparish PC were in support of an increased dining area and the provision of accommodation for visitors to the village since the Fountain B&B was made into residential housing.

The Division Member, Cllr Richard Britton then spoke in support of the application, noting that a more attractive design could have been produced, however the impact of this design on the barn was not significant enough to reject the whole application. 2 other pubs in the village had been lost to housing development.

He felt the Conservation Officer’s concerns were not dramatic, and was sure that these could be looked at and overcome.

This extension would not be visible from the road, and therefore there was no impact on the street scene. There had also been no objections from neighbours.

Cllr Britton then moved the motion of approval, against Officer’s recommendation. This was seconded by Cllr Hocking.

A debate then followed, where the key issues raised included that the proposals were not visible from the front at all. The comments and wishes of the community showed an overwhelming community support for the proposals.

In relation to application 17/12499/FUL, the Committee then voted on the motion of approval against Officer’s recommendation on the grounds of “the public benefit of the project in terms of providing additional income to help with the future viability of this public house outweighed the perceived harm to the listed building and as such complies with core policy 58 of the Wiltshire Core Strategy and the NPPF.

In relation to application 18/00274/LBC, the Committee then voted on the motion of approval against Officer’s recommendation for the same reasons as above.

Resolved

That application 17/12499/FUL be approved with conditions, against Officer’s recommendation on the grounds of “the public benefit of the project in terms of providing additional income to help with the future viability of this public house outweighed the perceived harm to the listed building and as such complies with core policy 58 of the Wiltshire Core Strategy and the NPPF.

1. The development hereby permitted shall be commenced 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.

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

DRG No. A00662-P003-1-A 28/02/2018

DRG No. A00662-P003-2-A 28/02/2018

DRG No. A00662-P003-3-B 28/02/2018

DRG No. A00662-P004-1-B 28/02/2018

DRG No. A00662-P004-2-A 28/02/2018

Ecology Statement - Lowans Ecology & Associates Biodiversity assessment report, 18/12/17

REASON: For the avoidance of doubt and in the interests of proper planning.

3. The owners/ operators of the site shall maintain an up-to-date register of the names of all occupiers of the guest rooms on the site (DRG No. A00662-P004-2-A) and of their main home addresses, and shall make such information available at all reasonable times to the Local Planning Authority.

REASON: This site is in a position where the Local Planning Authority, having regard to the reasonable standards of residential amenity, access, and planning policies pertaining to the area, would not permit permanent residential accommodation.

4. No person shall occupy the holiday accommodation hereby permitted for a continuous period of more than [3 months] in any calendar year and it shall not be re-occupied by the same person/s within 28 days following the end of that period.

5. No development shall commence on site until samples of the materials to be used for the external walls and roofs of the new development have been submitted to and approved in writing by the Local Planning Authority. The samples will include bricks for the plinth; render for the ‘orangery’; horizontal timber cladding (extension to stable block); plain clay roof tiles (extension to stable block), new rainwater goods (extension to stable block). Development shall be carried out in accordance with the approved details.

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission

6. Notwithstandingtheapproveddrawings,no worksshall commenceuntil detailsof the followinghavebeensubmittedtoand approvedinwritingby theLocal PlanningAuthority:

a) The link roof on the stable building will be a metal standing seam and a sample of the proposed metal roofing shall be submitted for approval.

b) New windows for the converted stable block shall be flush-framed timber painted casement windows.

c) The rooflights should be conservation style and lie flush with the roof. Details of the proposed rooflights, together with a section showing how they will sit within the roof, shall be submitted.

d) Details of the proposed lantern light for the orangery shall be submitted.

e) The proposed French doors and windows for the orangery shall be painted timber.

Theworksshall becarriedout inaccordancewiththeapproveddetails.

REASON:Theapplicationcontainedinsufficientinformationtoenablethis matter to be consideredprior to grantingplanningpermission and in the interests of preserving the character of a listed building

7. The mitigation measures contained within section 5 of the approved Ecological Assessment [Lowans Ecology & Associates Biodiversity assessment report, 18/12/17] shall be carried out in full prior to the first bringing into use of the development and/or in accordance with the approved timetable detailed in the Ecological Assessment.

REASON: To mitigate against the loss of existing biodiversity and nature habitats.

8. No development shall commence within the area indicated (proposed development site) until:

- 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

- 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.

9. No part of the development hereby permitted shall be brought into use/occupied until the parking spaces have been completed in accordance with the details shown on the approved plans (P-004-1-B). The areas shall be maintained for those purposes at all times thereafter.

REASON: In the interests of highway safety.

10. No external lighting shall be installed on site until plans showing the type of light appliance, the height and position of fitting, illumination levels and light spillage spillage in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication "Guidance Notes for the Reduction of Obtrusive Light" (ILE, 2005)", have been submitted to and approved in writing by the Local Planning Authority. The approved lighting shall be installed and shall be maintained in accordance with the approved details and no additional external lighting shall be installed.

REASON: In the interests of the amenities of the area and to minimise unnecessary light spillage above and outside the development site.

11. Prior to first use or completion of the development a scheme of hard and soft landscaping shall be submitted to and approved in writing by the Local Planning Authority, the details of which shall include:

- full details of any to be retained, together with measures for their protection in the course of development;

- a detailed planting specification showing all plant species, supply and planting sizes and planting densities;

- means of enclosure;

- car park extension surfacing;

- all hard and soft surfacing materials;

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission

12. All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner; All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

13. Prior to the first use of the holiday letting units, the privacy screens as shown on DRG No. 004-1-B and 004-2-A shall be erected. The screens shall be maintained in perpetuity.

REASON: In the interest of neighbouring amenity.

INFORMATIVE

1. There is a low risk that bats may occur at the development site. Many species of bat depend on buildings for roosting, with each having its own preferred type of roost. Most species roost in crevices such as under ridge tiles, behind roofing felt or in cavity walls and are therefore not often seen in the roof space. Bat roosts are protected all times by the Conservation of Habitats and Species Regulations 2010 (as amended) even when bats are temporarily absent because, being creatures of habit, they usually return to the same roost site every year. Planning permission for development does not provide a defence against prosecution under this legislation or substitute for the need to obtain a bat licence if an offence is likely. If bats or evidence of bats is found during the works, the applicant is advised to stop work and follow advice from an independent ecologist or to contact the Bat Advice Service on 0845 1300 228, email enquiries@bats.org.uk or visit the Bat Conservation Trust website.

Resolved

That application 18/00274/LBC be approved with conditions, against Officer’s recommendation on the grounds of “the public benefit of the project in terms of providing additional income to help with the future viability of this public house outweighed the perceived harm to the listed building and as such complies with core policy 58 of the Wiltshire Core Strategy and the NPPF.

1. 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.