Change of use and re-development to provide 2 new 1 bed residential units, 3 no. A1 commercial units and 1 no. A3 unit.

Change of use and re-development to provide 2 new 1 bed residential units, 3 no. A1 commercial units and 1 no. A3 unit.

 

The Senior Planning Officer reported the following updates to the sub-committee:

 

Herefordshire Council’s Environmental Health Officer (Pollution) had no objections, but asked for an additional condition.

 

Discussions with Herefordshire Council’s Building Control Surveyor regarding drainage had taken place.

 

The Surveyor considered that the proposed scheme would have a water use requirement comparable with the existing demands of the current permitted use (butchers, abattoir and two 2 bedroom flats). With regard to surface water runoff, much rainwater would be collected on the external roof, which apart from the addition of the proposed restaurant element, is not altering in terms of size.  Collected rainwater, as per the current and historic situation, would be channelled into the existing drains.

 

Given all of the above there were no express concerns regarding surface water drainage within this site or by virtue of the proposals.

 

Councillor PJ Watts, one of the Local Ward Members, said that he had visited the site and was happy for the application to proceed. He said that there were many narrow alleyways in Ledbury town centre, which added to its rural charm and this development would reinvigorate a forgotten area of the town centre. He requested that the applicant should undertake additional landscaping measures in order to protect the views of the adjoining priory gardens.

 

RESOLVED

 

In respect of DCNE2008/1492/F:

 

That planning permission be granted subject to the following conditions:

 

1.     A01 (Time limit for commencement (full permission))

 

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

 

2.      Prior to the commencement of the hereby approved development, full written details and samples (where appropriate) of the following shall be submitted to the Local Planning Authority for written approval:

 

          Bricks

          Roof tiles

         Slates

         Rainwater goods, including finish

         All external timber elements, including finish

 

         The proposal shall be carried out in strict accordance with the approved plans and thereafter maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

3.      The development hereby approved shall be carried out in strict accordance with the approved 'Window Schedule', scales 1:50 and 1:20, received 31st July 2008, and thereafter maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

4.      External lighting for the development shall be carried out in strict accordance with the approved details, namely 'Eliarange' Grande four sided lantern(s) finished in 'black' as per specification details received 31st July 2008, and thereafter maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

5.      The external gate for the development, as positioned facing High Street, Ledbury, shall be carried out in strict accordance with the approved gate details, including secure coded access mechanism, as received 31^st July 2008, (metal finished painted ‘black’) and thereafter maintained as such.

 

Reason:To preserve and enhance the character and appearance of the listed building and conservation area and to safeguard the residential amenity of the locality, in accordance with Herefordshire Unitary Development Plan policies DR1, DR2, H13, HBA1, HBA4 and HBA6.

 

6.     The A3 element in the development is restricted to the following hours of opening and operation:

 

·         Monday - Friday 07:00 - 21:00

·         Saturday 08:00 - 22:00

·         Sunday 10:00 - 16:00

·         Bank holidays 10:00 - 16:00

 

         Reason: To protect the residential amenity of adjacent residential properties, in accordance with Herefordshire Unitary Development Plan policies DR2, H13 and TCR8.

 

7.      Prior to the occupation and first use of any unit within the hereby permitted development, the rear boundary wall between the application site and The Priory shall be reconstructed, with materials, finish and method approved in writing by the Local Planning Authority's Conservation Officer and thereafter maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, and safeguard the residential amenity of residents of The Priory, Ledbury, in accordance with Herefordshire Unitary Development Plan policies DR1, DR2, DR3, HBA1, HBA4 and HBA6.

 

8.      The external flue shall be provided in strict accordance with the approved plans and details, Titled 'Elevations as proposed - east elevation/ west elevation/ roof plan', scale 1:100, numbered 9, received 31st July 2008 prior to operation of the restaurant and thereafter be maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

9.      E02 (Archaeological survey and recording)

 

         Reason: To allow for recording of the building/site during or prior to development and to comply with the requirements of Policy ARCH6 of Herefordshire Unitary Development Plan. The brief will inform the scope of the recording action.

 

10.    The A1 element in the hereby approved development is restricted to the following hours of opening and operation:

 

·     Monday - Saturday 08:00 - 21:00

·     Sunday 10:00 - 16:00

·     Bank holidays 10:00 - 16:00

 

         Reason: To protect the residential amenity of adjacent residential properties, in accordance with Herefordshire Unitary Development Plan policies DR2, H13 and TCR8.

 

11.    No storage of plant, machinery or materials shall take place within or on the land associated with The Priory, Worcester Road, Ledbury, HR8 1PL, nor shall works or access to works of the hereby permitted development take place through, via or upon land associated with The Priory, Worcester Road, Ledbury, HR8 1PL, except for the works specified in planning condition 7 of this approval.

 

Reason:To protect the residential amenity of the occupants of The Priory, Worcester Road, Ledbury, in accordance with Herefordshire Unitary Development Plan policy DR2.

 

12.  The external landscaping of the approved development shall be carried out in strict accordance with the approved details and materials as specified on approved plan titled 'Landscape plans as proposed', drawing no’s. 14 and 16, scale 1:100, received 31st July 2008 and paving specification details titled 'Old Riven' - Autumn Cotswold, received 31st July 2008

 

Reason:  To ensure the satisfactory appearance and setting of the Grade II Listed Building and the integration of the scheme within the Conservation Area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

13.    Prior to the commencement of the restaurant element, a scheme to be          approved in writing by the local planning authority for the extraction or other ventilation equipment to be used on the premises shall be submitted to the Local Planning Authority for written consent. These details shall include full details of its mounting, so designed to minimise the transmission of structure borne sound and include noise attenuation. The approved scheme shall thereafter be carried out in    strict accordance with the approved details and thereafter be maintained as such.

 

         Reason:To protect the amenity of the area, in accordance with Herefordshire Unitary Development Plan policies DR1 and DR2   

 

Informatives:

 

1.     N15 - Reason(s) for the Grant of Planning Permission

 

2.      N19 - Avoidance of doubt - Approved Plans

 

 

 

In respect of DCNE2008/1493/L:

 

That Listed Building consent be granted subject to the following conditions:

 

1.      D01 – (Time limit for commencement (Listed Building Consent))

 

........ Reason:  Required to be imposed by Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

2.      Prior to the commencement of the hereby approved development, full written details and samples (where appropriate) of the following shall be submitted to the Local Planning Authority for written approval:

 

          Bricks

          Roof tiles

         Slates

         Rainwater goods, including finish

          All external timber elements, including finish

 

         The proposal shall be carried out in strict accordance with the approved plans and thereafter maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

3.      The development hereby approved shall be carried out in strict accordance with the approved 'Window Schedule', scales 1:50 and 1:20, received 31st July 2008, and thereafter maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

4.      External lighting shall be undertaken in strict accordance with the approved details, namely 'Eliarange' Grande four sided lantern(s) finished in 'black' as per specification details received 31st July 2008, and thereafter maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

5.      The external gate shall be provided in strict accordance with the approved gate details, including secure coded access mechanism, as received 31^st July 2008, (metal finished painted ‘black’) and thereafter maintained as such.

 

Reason:To preserve and enhance the character and appearance of the listed building and conservation area and to safeguard the residential amenity of the locality, in accordance with Herefordshire Unitary Development Plan policies DR1, DR2, H13, HBA1, HBA4 and HBA6.

 

6.      Prior to the occupation and first use of any unit the rear boundary wall between the application site and The Priory shall be reconstructed, with materials, finish and method approved in writing by the Local Planning Authority's Conservation Officer and thereafter maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, and safeguard the residential amenity of residents of The Priory, Ledbury, in accordance with Herefordshire Unitary Development Plan policies DR1, DR2, DR3, HBA1, HBA4 and HBA6.

 

7.      The external flue shall be provided in strict accordance with the approved plans and details, Titled 'Elevations as proposed - east elevation/west elevation/roof plan', scale 1:100, numbered 9, received 31st July 2008 prior to operation of the restaurant and thereafter be maintained as such.

 

         Reason: To preserve and enhance the character and appearance of the listed building and conservation area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

8.      E02 (Archaeological survey and recording)

 

         Reason: To allow for recording of the building/site during or prior to development and to comply with the requirements of Policy ARCH6 of Herefordshire Unitary Development Plan. The brief will inform the scope of the recording action.

 

9.      The external landscaping of the approved development shall be carried out in strict accordance with the approved details and materials as specified on approved plan titled 'Landscape plans as proposed', drawing no’s. 14 and 16, scale 1:100, received 31st July 2008 and paving specification details titled 'Old Riven' - Autumn Cotswold, received 31st July 2008

 

Reason:  To ensure the satisfactory appearance and setting of the Grade II Listed Building and the integration of the scheme within the Conservation Area, in accordance with Herefordshire Unitary Development Plan policies DR1, HBA1, HBA4 and HBA6.

 

Informatives:

 

1.     N15 - Reason(s) for the Grant of Planning Permission

 

2.      N19 - Avoidance of doubt - Approved Plans