Agenda item
Coborn Arms, 6-10 Coborn Road, London, E3 2DA (PA/13/02287)
- Meeting of Development Committee, Wednesday, 9th April, 2014 7.00 p.m. (Item 5.1)
- View the background to item 5.1
Proposal:
- Erection of single storey side extension to existing kitchen at rear with new extract system.
- Partial demolition of existing side extension at rear and erection of new extension to form new orangery dining area and herb garden.
- Erection of single storey side/rear extension to existing bar.
- Installation of new air-conditioning units and condensers onto existing flat roof.
Recommendation: To resolve to GRANT planning permission subject to conditions and informatives.
Minutes:
Paul Buckenham (Development Manager, Development and Renewal) introduced the item to extend the premises at Coborn Arms, 6-10 Coborn Road, London.
The Chair advised that, in view of the changes to the application, that public speaking would be allowed on this item. The Chair then invited registered speakers to address the Committee.
Roy Sully spoke in objection to the application. He considered that the proposed extension, despite the amendments, would still expand the premises and therefore worsen the existing problems in terms of noise and anti-social behaviour from the comings and goings. Therefore would affect residential amenity. There had been a lack of proper consultation with residents about the proposal aside from the consultation meeting. The aims of the initiative could be achieved within the existing parameters.
Shirley Day spoke in objection the application. She described the character of the area that was mainly residential in nature and family orientated. The community enjoyed having a local public house that was in keeping with the area. It should remain so, rather than be converted to a ‘town centre’ style public house to protect residential amenity. She expressed concern at the prospect of families and children having to walk past this extended public house. In response to Members, Ms Day considered that the plans would put additional pressure on the outside forecourt and therefore disturb residents.
Councillor Joshua Peck also spoke in objection. He objected to the impact the increase in customers and coming and going would have on neighbours, especially as their bedrooms were very near the premises. Despite the changes, the plans would still increase the size of the premises and its customer base and would worsen the existing amenity impact. Councillor Peck requested that the Committee confirm their previous decision to refuse the application.
Steve Gallagher (Applicant’s Agent) spoke in support of the scheme. Mr Gallagher explained the business case for the plans. The premises was a well managed public house with no history of nuisance. He outlined the key features of the revised proposal, including the new dinning area at the rear, to keep the public house itself local at heart. The new customer base would mostly be customers of the restaurant. So the plans were unlikely to increase anti-social behaviour. In reply to Members, he confirmed that there were no plans to expand the outside forecourt. He disagreed that the extension would result in disturbance due to the nature of the plans and new customer base.
Piotr Lanoszka (Planning Officer, Development and Renewal) presented the detailed report. Mr Lanoszka reminded the Committee that Members previously considered the application at its February 2014 meeting where Members were minded to refuse the application due to the concerns over the impact on the proposal on local amenity. Since that time, the applicant had met with residents and had amended the scheme to address the concerns. Mr Lanoszka described in detail these amendments and the outcome of the further round of local consultation on the proposal. Officers considered that the amendments were a significant improvement to the scheme and considered that any impacts would be minor in nature. The Officers recommendation remained to grant planning permission. However, should Members be minded to refuse the scheme, Members were directed to considered the draft reasons for refusal set out in the Committee report, drafted by Officers in light of the February 2014 meeting.
On a vote of 2 in favour of the Officer recommendation to approve planning permission and 3 against, it was resolved that the recommendation not be accepted.
On a vote of 3 in favour to refuse planning permission and 2 against the Committee RESOLVED:
That planning permission at Coborn Arms, 6-10 Coborn Road, London, E3 2DA (PA/13/02287) be REFUSED for the erection of single storey side extension to existing kitchen at rear with new extract system; partial demolition of existing side extension at rear and erection of new extension to form new orangery dining area and herb garden; erection of single storey side/rear extension to existing bar; installation of new air-conditioning units and condensers onto existing flat roof for the following reasons
The proposed extension to the public house would result in an increase in late evening noise, disturbance and general activity within the forecourt and in the vicinity of the premises and thus lead to an unacceptably harmful effect on the living conditions and amenity of the adjoining residential occupiers. This would be contrary to the general principles of the National Planning Policy Framework (2012), policy 7.15 of the London Plan (2011), policy SP03(2B) of the Core Strategy (2010), and policies DM8 and DM25 of the Managing Development Document (2013). These policies require development to protect, and where possible improve, the amenity of surrounding existing and future building occupants, as well as the amenity of the surrounding public realm.
Councillor Khales Uddin Ahmed did not vote on this application having not been present at the previous Committee meeting where the item was considered.
Supporting documents:
- PA-13-02287 Coborn Arms extension DEFERRAL REPORT, item 5.1 PDF 63 KB
- PA-13-02287 Coborn Arms Coborn Road expansion of public house FINAL checked by legal, 12/02/2014 Development Committee, item 5.1 PDF 354 KB
- Update Report Colborn Arms, item 5.1 PDF 43 KB