Change of use and shop front alteration to provide a councilinformation centre, along with some internal alterations.

Approved in accordance with the case officer’s recommendation.

The Senior Planning Officer gave a presentation on the application and updates / additional representations received following the publication of the agenda were provided; the schedule of committee updates is appended to these minutes.

In accordance with the criteria for public speaking, Mr Edwards spoke in objection to the application.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor MF Hubbard, the local ward member, commented on a number of issues, including:

• It was recognised that the application was unlikely to be refused due to the strategic delivery of service and the Council’s need for an info shop in the city centre.
• Although the building was a good example of 1960’s architecture it did need improving.
• Concerns were raised in respect of the Mr Edwards’ neighbouring business which would be the only retail unit in Blueschool Street and had been isolated by a strategic decision.
• Concerns were raised regarding the narrow pavement at the front of the building. The provision of a smoking area at the rear of the building was suggested in order to alleviate pedestrian build up near the roadside to the front.
• An average of 4000 people visited the info shop on a weekly basis. The junction may need significant improvements and widening to accommodate the high numbers.
• Mr Edwards should be supported as his business had been threatened with demolition for the previous 6 years.

Some Members had concerns regarding the provision of a smoking area at the rear of the premises. On balance they felt that smoking should be discouraged and that smokers would smoke at the front of the building anyway. It was deemed more appropriate to ensure that the front of the building and the access was designed in a manner to draw people away from the busy pavement in order to address the capacity issues.

Another Member of the Committee did support the provision of a smoking area and also voiced concerns in respect of the cost incurred in moving the info shop from its current location.

Concern was expressed in respect of the provision of roller shutters at the front of the building. The Senior Planning Officer advised Members that the building was in the proximity of a busy nightclub and that the shutter would only be used during evenings. It was also noted that the colour and design of the shutter could be agreed with the planning department prior to installation.

In response to a question the Senior Planning Officer also confirmed that the provision of a smoking shelter would be an unreasonable request on the applicants for a change of use application. The Locum Lawyer also added that any condition added by the committee would have to be precise, relevant, and accurate and that a condition for a smoking shelter would not be relevant or enforceable.

Councillors Hubbard was given the opportunity to close the debate in accordance with the Council’s Constitution. He reiterated his opening remarks and made a final request for the committee to reconsider its decision to not include the provision of a smoking shelter as a planning condition.

RESOLVED

That planning permission be granted subject to the following conditions:

1.         A01 Time limit for commencement (full permission)

2.         B03 Amended plans

3.         The colour of the new aluminium fenestration surrounds shall match the existing.

Reason: To ensure that the finished colour of the fenestration is appropriate for the building and the Conservation Area and to comply with Policy HBA6 of the Herefordshire Unitary Development Plan.

4.         Prior to the installation of the roller shutter doors manufacturer's details of their design and colour shall be submitted to and approved in writin by the local planning authority.  The approved shutter doors shall be installed as approved and thereafter maintained.

Reason: To ensure that the doors are appropriate for hte building and the Conservation Area and to comply with Policy HBA6 of the Herefordshire Unitary Development Plan.

5.         The change of use hereby approved shall not commence until the secure, covered cycling parking provision has been installed in accordance with the approved amended plan (378140/A/101 P3) and approved manufacturer’s details.

Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

INFORMATIVES:

1.         N15 Reason(s) for the Grant of PP/LBC/CAC