Agenda item

Proposed Extension of White Hart Hotel providing 22 No. new hotel bedrooms, relocation of back of house facilities infill of ground floor and façade changes to St Johns Street.

Public Participation

John Starkey (Agent) spoke in support of the application.

 

The application had been deferred at the 31 March 2022 meeting for further information and consideration of the materials and design aspects of the development.

 

The Planning Team Leader, Richard Hughes presented the application which was for the proposed extension of White Hart Hotel providing 22 No. new

hotel bedrooms, relocation of back of house facilities infill of ground floor and façade changes to St Johns Street.

 

The Officer showed several samples of the tiles proposed.

 

The application was recommended for Approval with conditions as set out in the report attached to the agenda.

 

There were no technical questions to the Officer.

 

Members of the public as detailed above, then had the opportunity to speak on the application.

 

The Agent noted the importance of the historic location, and the applicants experience in the development of listed and historic buildings. The Hotel was in need of additional room capacity to protect the asset and value.

 

There were no objections by the Statutory Consultees.

 

Local Member, Cllr Sven Hocking, spoke to the application noting that since deferral the concerns around the materials for the roof had been discussed and that he was satisfied with the samples of the proposed materials which had been displayed at the meeting.

 

Cllr Hocking then moved the motion of Approval in line with Officer recommendations.

 

This was seconded by Cllr Britton.

 

There were no points for discussion.

 

The Committee then voted on the motion of Approval subject to the conditions set out in the report.

 

It was;

 

Resolved:

 

That application 20/10860/FUL be Approved subject to the following conditions:

 

Three Year commencement

1.The development hereby permitted shall be begun before the expiration of three years from the date of thispermission.

 

REASON:To comply with the provisions of Section 91 of the Town and CountryPlanning Act 1990as amendedby thePlanning and CompulsoryPurchase Act2004

 

Plans

 

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

 

Location Plan PS7 – 01

Existing site plan  PS7-02

Existing site survey PS7-21 Rev A

Existing Ground Floor Plan PS7 -04

Existing First Floor Plan PS7-05

Existing Second Floor Plan PS7-06

 

 

Proposed site plan SK01-03

 

Demolition Plan Ground Floor PS7-17

Demolition Plan First Floor PS7-18

Demolition Plan Second Floor PS7 -19

 

Proposed ground floor plan – SK01-07

Proposed first floor plan – SK01-08

Proposed second floor plan -SK01 -09

 

Three storey accommodation block:

 

Proposed elevation – east (facing Brown Street) SK01 -12 & 17 (coloured elevation)

Proposed elevation – north (facing Ivy Street) SK01-15 & 19 (coloured elevation)

Proposed elevation – north (2) (facing Ivy Street) SK01-16

Proposed elevation – west (internal courtyard) SK01 – 13 & 18 (coloured plan)

 

Proposed elevation St Johns Street – PS7 10 REV B

Proposed section through St Johns street elevation PS7-22 Rev A

 

Proposed south elevation of undercroft works – PS7 11 REV A

 

 

REASON: For the avoidance of doubt

 

Materials and planting

 

3.Before the development comes into use/occupied, details of the materials to be used for the external walls and roofing of the buildings, and hardsurfaces, including large scale details of all windows, large scale details of the changes to the St John Street façade, details of any bat/bird bricks/tiles, and details of the planting, including that for the flat roofed areas and the car parking areas, shall be submitted to and agreed in writing by the Local Planning Authority. The Development and any planting shall be carried out in accordance with the agreed details.

 

REASON: In the interests of the visual appearance and amenity of the development and area

 

4.Allsoft landscapingcomprised inthe approveddetails oflandscaping shallbe 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. 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 ensurea satisfactorylandscaped settingfor thedevelopment andthe protection of existing important landscape features.

 

 

Water efficiency

 

5.The development hereby approved shall be designed to ensure it does not exceed 110 litres per person per day water consumption levels (which includes external water usage). Within 3 months of each phase being completed and the housing being brought into use, a post construction stage certificate certifying that this standard has been achieved shall be submitted to the local planning authority for its written approval.

 

REASON: To ensure compliance with the mitigation strategy for nutrient neutrality in the River Avon SAC catchment.

 

 

Amenity

 

6.The development and an associated plant shall be sited and operated in accordance with the submitted Hayes McKenzie Environmental Noise Impact Assessment Report (ref: HM 3425 R01 EXT 3) dated 5^th August 2020. Notwithstanding, the air conditioning units shown on the flat roof of the rear accommodation block shall not come into operation until a scheme of mitigation has been submitted to and approved in writing by the Local Planning Authority which demonstrates that the noise rating level of the air conditioning units shall meet the criteria being 5dB below background noise at the nearest off site receptor at 2 Ivy Street. The scheme shall be implemented in full and maintained at all times thereafter.

 

Reason: In the interests of amenity.

 

 

CEMP

 

7.Nodevelopment shallcommence onsite (includingany worksof demolition),until a Construction Method Statement and Management Plan has been submitted to and approved in writing by the local planning authority. The plan shall include details of the measures that will be taken to reduce and manage the emission of noise, vibration and dust during the demolition and/or construction phase of the development, including the mitigation measures outlined in Section 3.4 of the Air Quality Assessment Version 3 dated March 2019 (updated 2020) (Aether Ltd), and measures to control drainage pollution. It shall also include details of the following:

                                      I.        The movement of construction vehicles;

                                    II.        The cutting or other processing of building materials on site;

                                   III.        Wheel washing and vehicle wash down facilities;

                                  IV.        The transportation and storage of waste and building materials;

                                    V.        The recycling of waste materials (if any)

                                  VI.        The loading and unloading of equipment and materials

                                 VII.        The location and use of generators and temporary site accommodation

                                VIII.        Pile driving (If it is to be within 200m of residential properties)

 

 

The submitted details shall also outline how the structures adjacent to the works, including the existing hotel buildings and the adjacent third party properties, are to be protected, repaired and stabilised during construction.

 

The plan shall be carried in in accordance with the approved details.

 

REASON: In the interest of amenity and to limit the impact on adjacent structures, including the listed buildings, and third party structures.

 

 

8.Before the extension first comes into use/occupied:

 

i)the stairwell and corridor elongated windows shown on the approved plans on part of the northern elevation of the three storey accommodation block shall be glazed with obscure glass to an obscurity level of 5, and

 

ii) The windows serving the three storey accommodation, east elevation facing Brown Street, shall be of a non-openable (fixed shut) design, and have been fitted with the sunlight/fins shown on the approved plans

 

The windows shall be maintained in that condition thereafter.

 

REASON: In the interest of amenity

 

9.Notwithstandingthe provisionsof theTown andCountry Planning(General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), no windows, doors, or other form of openings other than those shown on the approved plans, shall be inserted in the north facing side elevations of the development (the 3 storey accommodation block)  hereby permitted.

 

REASON: In the interests of amenity

 

10.The flat roofed area of the rear extension adjacent Ivy Street properties shall only be accessible by staff for maintenance purposes, and shall not be used as an outdoor area for members of the public or guests.

 

REASON: In the interests of amenity

 

11.Noconstruction ordemolition work shalltake placeon Sundaysor PublicHolidays or outside the hours of 08:00 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays.

 

REASON: In the interest of amenity

 

Archaeology

 

12.No development shall commence within the area indicated by application 20/10860/FUL until:

 

a)    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

 

b)    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.

 

 

Highways

 

13.The development hereby permitted shall not be first brought into use until the car parking and the cycle parking facilities shown on the approved plans have been provided in full and made available for use.  The parking facilities shall be retained for use in accordance with the approved details at all times thereafter.

 

REASON: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than the private car.

 

14.The development hereby permitted shall not be first brought into use until a Green Travel Plan has been submitted to and approved in writing by the Local Planning Authority which contains initiatives to promote non car related sustainable travel. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with these agreed details. The results of the implementation and monitoring shall be made available to the Local Planning Authority on request, together with any changes to the plan arising from those results.

 

REASON: In the interests of reducing vehicular traffic to the development.

 

 

Drainage and flooding

 

15.The development shall not be occupied until the drainage system referred to in the submitted Flood Risk Assessment (FRA) V3.1 November 2020 by Weetwood and associated drainage plan and calculations, has been implemented in full on site. Finished floor levels shall be no lower than the existing building and shall be as specified in the FRA document.

 

REASON: In order to limit the risk of flooding or drainage issue with regards the development.

 

Restriction of use

 

16.The accommodation hereby approved shall be solely use as serviced hotel guest accommodation only and for no other use within Class C1 of the Town andCounty PlanningUse classesOrder 1987(as amended),as partof theexisting hotel business operation / business (currently known as White Hart Hotel) or any subsequent operator.

 

REASON: The proposed use is acceptable as an extension to the existing hotel businessbut theLocal Planning Authoritywish toconsider anyfuture proposalsto segregate or change of use, having regard to the circumstances of the case.

 

INFORMATIVE:

 

Highways

 

The application involves the closure of an existing vehicle access/dropped kerb.  The consent hereby granted shall not be construed as authority to carry out works on the highway.  The applicant is advised that a licence will be required from Wiltshire’s Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. Please contact our Vehicle Crossing Team on vehicleaccess@wiltshire.gov.uk and/or 01225 713352 or visit their website at http://wiltshire.gov.uk/highways-streets to make an application.

 

Archaeology

 

All work should be carried out following standards and guidelines set out by the Chartered Institute for Archaeologists (CIfA). The costs of this work are to be borne by the applicant.

 

 

Cllr hocking moved the motion of approval in line with the Officer recommendation. This was seconded by Cllr Britton.

 

The Committee then voted on the motion of Approval subject to the conditions set out in the report.

 

 

Resolved:

 

That application 21/00267/LBC be Approved subject to the following conditions:

 

Three year period

 

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.

 

Plans

 

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

 

Location Plan PS7 – 01

Existing site plan  PS7-02

Existing site survey PS7-21 Rev A

Existing Ground Floor Plan PS7 -04

Existing First Floor Plan PS7-05

Existing Second Floor Plan PS7-06

 

Proposed site plan SK01-03

 

Demolition Plan Ground Floor PS7-17

Demolition Plan First Floor PS7-18

Demolition Plan Second Floor PS7 -19

 

Proposed ground floor plan – SK01-07

Proposed first floor plan – SK01-08

Proposed second floor plan -SK01 -09

 

Three storey accommodation block:

 

Proposed elevation – east (facing Brown Street) SK01 -17 (coloured elevation)

Proposed elevation – north (facing Ivy Street) SK01-15 & 19 (coloured elevation)

Proposed elevation – north (2) (facing Ivy Street) SK01-16

Proposed elevation – west (internal courtyard) SK01 – 18 (coloured plan)

 

Proposed elevation St Johns Street – PS7 10 REV B

Proposed section through St Johns street elevation PS7-22 Rev A

 

Proposed south elevation of undercroft works – PS7 11 REV A

 

REASON: For the avoidance of doubt

 

Materials

 

3.Before the development comes into use/occupied, details of the materials to be used for the external walls and roofing of the buildings, and hardsurfaces, including large scale details of all windows, large scale details of the changes to the St John Street façade, and details of the planting, including that for the flat roofed areas and the car parking areas, shall be submitted to and agreed in writing by the Local Planning Authority. The Development and any planting shall be carried out in accordance with the agreed details.

 

REASON: In the interests of the visual appearance and amenity of the heritage assets

 

Protection of heritage assets during construction

 

4. Before any demolition works commence, details of how the structures adjacent to the works, including the existing listed hotel buildings and the adjacent third party listed properties, are to be protected, repaired and stabilised during construction works.

 

The development shall be carried in in accordance with the approved details.

 

REASON: To limit the impact on adjacent listed structures/heritage assets.