Agenda item
87 Turner Street, Good Samaritan Public House (PA/16/00988)
Proposal:
Refurbishment of existing public house (A4) along with 3 storey extension to the west elevation to allow for the use of the upper stories as residential (C3) and associated works
Recommendation:
That the Committee resolve to APPROVE planning permission subject to conditions and informatives
Minutes:
Update report tabled.
Paul Buckenham introduced the application for the refurbishment of existing public house (A4) along with 3 storey extension to the west elevation to allow for the use of the upper stories as residential (C3) and associated works
The Chair invited registered speakers to address the Committee.
It was noted that one of the registered objectors was unable to attend the meeting who was intending to read a statement on behalf of a neighbour. Therefore with the agreement of the Chair, it had been decided to include the statement in full in the update report.
Alex Learner (local resident) spoke in objection. He expressed concern about the proposed land use and the impact on the conservation areas and noted that the plans had attracted a large number of objections in the form of an online petition. He also expressed concerns about the daylight and sunlight impacts, particularly the loss of light to the first and second floor units of neighbouring properties that breeched policy. He also considered that the assessment in the report was selective and failed to adequately report the full extent of the impacts. In response to Members, he clarified his concerns about the sunlight and daylight impacts due to the proximity of the proposal to neighbouring properties. He also answered questions about the impact on the public house. The changes to the layout might result in the overspill of customers onto the public realm.
Luke Emmerton (Applicant’s representative) spoke in support of the application. The applicant emphasised that the public house would be retained and contained measures to improve its facilities and expand the basement area. The title of the objectors petition was misleading as it implied that it would be lost which was not the case. Furthermore, the changes to planning law meant that any further proposal to change the use of the premises to anything other than a public house use could not be done under the permitted development regime and would need planning permission. The plans would result in additional residential units and preserve the setting of the surrounding area. There would be no direct overlooking and the loss of light would be acceptable and typical for an urban environment.
In response to questions about the impact of the changes on the viability of the public house, he stated that the current facilities were not fit for purpose and the plans sought to address this. There would be no loss of public house floor space on the ground floor and the basement area would be increased. He also provided further reassurances on the impact on neighbouring amenity, particularly to the properties at Gwynne House in terms of overlooking and loss of light.
Jenifer Chivers (Planning Officer) gave a presentation on the application, highlighting the site and surrounds and the nature of the existing use that contained the public house.
She advised of the key features of the application. The application sought to refurbish the existing public house at ground floor and basement level and extent the building to create residential units. It was proposed to replace the existing roof to facilitate the proposal. Consultation had been carried out and the key issues were noted. In terms of the land use, Officers were satisfied that the plans would safeguard the public house and not put at risk its viability given the nature of the plans and the recent changes to planning law. The Committee also received reassurances about the height and appearance of the scheme, the servicing and waste plans and the impact on neighbouring amenity. Officers were recommending that the application was granted permission.
The Committee sought assurances about the proposed materials. Members wished to ensure that it would be appropriate for the surrounding area. Officer confirmed that there would be a condition requiring details of the materials to be submitted to ensure they would complement the area. The proposals had been considered by colleagues in the design and conservation team and they were satisfied with the plans subject to the conditions.
The Committee also sought further clarity on the level of light loss to neighbouring buildings. In response, Officer drew attention to the assessment in the Committee report that showed that a number of properties at Gwynne House would experience a minor to moderate adverse impact on sunlighting and daylighting. Overall the results could be considered as acceptable.
The Committee also asked about the impact on the public house. Reassurances were sought that its temporary closure would not harm its viability in the long term and make its conversion to a residential development more likely by increasing the residential element. Officers gave further reassurance that the intention was that the public house would be retained and enhanced. There would also be noise insulation and post completion noise testing to preserve the amenity of the occupants of the residential units. The Committee were keen to ensure that the public house remained a functioning public house. To ensure this, it was discussed with Officers if an additional condition could be added to the permission placing a threshold on the number of the residential units to be occupied prior to the public house coming back into use. Officers reminded the committee of the need for any condition to meet the tests in policy and the various factors that should be taken into account in considering such a condition, such as the potential for this to delay the occupation of the residential units. Councillor Marc Francis proposed an additional condition requiring no more than 50% of the residential units be occupied prior to bringing the public house back into operation. This condition was put to the vote and agreed.
In response to further questions, Officers informed members of the statement on the online petition.
On a vote of 5 in favour of the Officer recommendation, 1 against and 1 abstention the Committee RESOLVED:
That the planning permission at 87 Turner Street, Good Samaritan Public House be GRANTED for the refurbishment of existing public house (A4) along with 3 storey extension to the west elevation to allow for the use of the upper stories as residential (C3) and associated works (PA/16/00988) subject to the conditions and informatives set out in the Committee report and the additional condition that requiring that no more than 50% of the residential units be occupied prior to bringing the public house back into operation.
Supporting documents: