Agenda item

Proposed change of use of existing building to create new residential dwelling, including the demolition and rebuild of part of the structure (the attached outbuildings) and external alterations.

 

Public Participation

Mr Rob Braybrooke, spoke in objection to the application

Mr David Haynes,  spoke in objection to the application.

Mrs Julia Haynes, spoke in objection to the application.

Mr Howard Waters, Agent, spoke in support of the application.

MrJulia McIvor, Applicant, spoke in support of the application.

Mr Andrew Hutchison, spoke in support of the application.

Cllr Sue Kershaw, Great Bedwyn Parish Council spoke in objection to the application.

 

Jonathan James, Senior Planning Officer, presented a report which recommended that planning permission be granted with conditions for the proposed change of use of existing building to create a new residential dwelling, including the demolition and rebuild of part of the structure (the attached outbuildings) and external alterations.

 

Key details were stated to include the following, the existing buildings were outbuildings that formed part of the original public house (Cross Keys, 16 High Street), which were the subject of a formal change of use to A2 (Art Consultancy) in January 2017, which also enabled it to be used as A1 (retail uses) under permitted development rights.

 

The site was within the Limits of Development (LoD) of the village of Great Bedwyn, which was defined as a large village. The site was also located within the Great Bedwyn Conservation Area and the North Wessex Downs Area of Outstanding Natural Beauty; however, as the site was within the built environment of the village, the landscape setting of the AONB would not be affected by the proposal.

 

On the 30th March 2017 confirmation was provided to the applicant of the current application (18/11901/FUL) that the Cross Keys Inn would not be listed as an Asset of Community Value (ACV) as it had legally changed use to Class A2 use.

 

The current proposal before the committee was for the change of use of the existing building to create a new residential dwelling, including the demolition and rebuild of part of the structure (the attached outbuilding) and external alterations.

 

The main issues to be considered regarding the application were the impact on highway safety, car parking, heritage and the environment. There had also been many concerns and objections from villagers, who had been hoping that the building could be listed as a community asset and possibly turned back into a village pub.

 

The officer stated that all issues detailed in the report had been resolved and that the principle of change of use was good.  The former A4 use was no longer material to the determination of this scheme, which was now considered to be an A2 use and the application was for the change of use of the existing structure in order to create a single residential dwelling within a sustainable location. The scheme was therefore considered to comply with Core Policy 2 and 18 of the WCS (2015) and with the NPPF. Therefore, the recommendation was to approve with conditions.

 

There were no late observations or technical questions.

 

Members of the public then had the opportunity to present their views, as detailed above.

 

The unitary division member, Cllr Stuart Wheeler, spoke in objection to the application. Cllr Wheeler referred the committee to page 54 of the agenda which gave details regarding the change of use of the former Inn to an A1/A2 use, this process was established under permitted development rights, in 2017. This change of use meant that the building could not be listed as a community asset. Cllr Wheeler stated that he felt the Committee should refuse the change of use from A2 to residential as he did not agree with the building being divided. He agreed with objectors that the change of use should be changed to A4 and used to develop a community pub/hub. 

 

In response to public statements the officer stated that you could not consider the building as a whole, the Committee must consider the application in front of them. He could not see a valid planning reason to refuse the application.

 

Cllr Mark Connolly proposed a motion to grant the application, with conditions, as per the officer recommendation. This was seconded by Cllr James Sheppard.

 

A debate followed where the issue of the use of the building as a pub and a community facility was discussed. There were some opposing views amongst the councillors regarding this. Some felt that the community views should be taken into account and the application should be refused so that the community could look into using the property as a community facility/pub.

 

Others felt that whilst they had sympathy with the villagers, the building was not listed as a community asset by the Parish Council, the application complied with policy, therefore there were no valid reasons to refuse the application.

 

At the conclusion of the debate it was;

 

Resolved:

 

That planning permission be granted, with conditions, as per the officer recommendation.

 

1. 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.

 

2. The development hereby permitted shall be carried out in accordance with the Application Form, Heritage Statement and design & access statement (dated 13/12/2018, by H. Waters), Phase 2 Bat Survey Report )by Kingfisher Ecology Ltd, dated Sept 2018) and the following approved plans:

            Site Location and Block Plan, Dwg No. 17114.100-A

            Site Layout, Dwg No. 17114.105-G

            Proposal, Dwg No. 17114.109-D

 

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

 

3. No development shall commence on site (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be complied with in full throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

 

4. No development above DPC level shall take place until the exact details and samples of the materials to be used for the external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

REASON: The matter is required to be agreed with the Local Planning Authority in   order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.

 

5. Prior to the insertion of any window or door details of all new external window and door joinery shall have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include depth of reveal, details of heads, sills and lintels, elevations at a scale of not less than 1:10 and horizontal/vertical frame sections (including sections through glazing bars) at not less than 1:2. The works shall be carried out in accordance with the approved details

 

REASON: The matter is required to be agreed with the Local Planning Authority in order that the development is undertaken in an acceptable manner, in the interests of the visual amenity and the character and appearance of the area.

 

6. The external brickwork for the development hereby permitted shall be constructed with a traditional Flemish brick bond.

 

REASON: In the interests of visual amenity and the character and appearance of the area and the heritage of the site.

 

7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England)Order 2015  (or any Order revoking or re-enacting or amending those Orders with or without modification), no development within Part 1, Classes A-H  shall take place on the dwellinghouse hereby permitted or within their curtilage.

 

REASON: In order to reflect the fact that permitted development rights have been removed within this area under an Article 4(2) Direction and in the interests of preserving the character of the Conservation Area and the setting and historic fabric of the heritage assets and also in the interests of the amenity of the area and to enable the Local Planning Authority to consider individually whether planning permission should be granted for additions, extensions or enlargements.

 

8. Development shall be carried out in accordance with the recommendations in the submitted Phase 2 Bat Survey Report by Kingfisher Ecology Ltd (dated Sept 2018) and in accordance with the details shown on the Site Layout, Dwg No. 17114.105-G hereby approved.

 

REASON: In the interests of protected species and to mitigate against the loss of existing biodiversity and nature habitats.

 

9. No part of the development hereby permitted shall be first brought into use until the turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

REASON: To ensure that adequate provision is made for parking and turning within the site in the interests of highway safety.

 

INFORMATIVE TO APPLICANT:

Please note that Council offices do not have the facility to receive material samples. Please deliver material samples to site and inform the Planning Officer where they are to be found.

 

NFORMATIVE TO APPLICANT:

The applicant should note that under the terms of the Wildlife and Countryside Act (1981) and the Habitats Regulations (2010) it is an offence to disturb or harm any protected species, or to damage or disturb their habitat or resting place.  Please note that this consent does not override the statutory protection afforded to any such species.  In the event that your proposals could potentially affect a protected species you should seek the advice of a suitably qualified and experienced ecologist and consider the need for a licence from Natural England prior to commencing works.  Please see Natural England's website for further information on protected species.

 

INFORMATIVE TO APPLICANT:

The applicant is reminded of the need to obtain separate listed building consent for the demolition and re-build of the boundary wall between the site and the adjacent property 15 High Street.