Refurbishment and conversion of existing derelict barn to restaurant and creation of new car parking facilities serving existing hotel and new restaurant, together with associated junction improvement works.

Refurbishment and conversion of existing derelict barn to restaurant and creation of new car parking facilities serving existing hotel and new restaurant, together with associated junction improvement works.

 

The Southern Team Leader reported the receipt of further correspondence from the Highways agency, who wanted further discussions regarding landscaping; Bridstow Parish Council, who did not object to the application but had concerns regarding road safety issues; English Heritage, who felt that their earlier concerns had not been addressed; and the Applicant’s Agent, who did not agree with the condition limiting the restaurant to 60 covers.

 

The Southern Team Leader felt that a condition should be added to the recommendation limiting the number of covers to 60.

 

In accordance with the criteria for public speaking, Mr. Staight and Mr. Tait, two of the local residents who objected to the application, addressed the sub-committee with their concerns. Mr. Felices, the applicant, spoke in support of his application.

 

The Chairman advised the Sub-Committee that the local member had concerns regarding overnight parking on the site. She also felt that the applicant should be required to pay for any changes to the access roads and asked for a condition to be added to tie the new restaurant to the existing hotel.

 

RESOLVED

 

That subject to submission of acceptable revised drawings of the entrance/staircase extension and car park layout and landscaping the officers named in the Scheme of Delegation to Officers be authorised to issue planning permission subject to the following conditions and any additional conditions considered necessary by officers:

 

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.      A06 (Development in accordance with approved plans)

 

         Reason: To ensure adherence to the approved plans in the interests of a satisfactory form of development.

 

3.      B01 (Samples of external materials)

 

         Reason: To ensure that the materials harmonise with the surroundings.

 

4.      C04 (Details of window sections, eaves, verges and barge boards)

 

         Reason: To safeguard the character and appearance of this building of [special] architectural or historical interest.

 

5.      C05 (Details of external joinery finishes)

 

         Reason: To safeguard the character and appearance of this building of [special] architectural or historical interest.

 

6.      No external flues or extraction equipment shall be installed at the premises without the prior written approval of the local planning authority.

 

         Reason: In the interests of the amenity of the area.

 

7.      C09 (External repointing)

 

         Reason: To safeguard the character and appearance of this building of [special] architectural or historical interest.

 

8.      C10 (Details of rooflights)

 

         Reason: To ensure the rooflights do not break the plane of the roof slope in the interests of safeguarding the character and appearance of this building of [special] architectural or historical interest.

 

9.      C11 (Specification of guttering and downpipes)

 

         Reason: To safeguard the character and appearance of this building of [special] architectural or historical interest.

 

10.    C18 (Details of roofing)

 

         Reason: To safeguard the character and appearance of this building of [special] architectural or historical interest.

 

11.    D01 (Site investigation - archaeology)

 

         Reason: To ensure the archaeological interest of the site is recorded.

 

12.    The use hereby permitted shall only be open to customers between 8am and 11pm daily and shall only serve meals between 8am and 9.30am, 12 noon and 2pm, and 6pm and 11pm daily.

 

         Reason: In the interests of the amenities of existing residential property in the locality.

 

13.    The restaurant hereby approved shall only be used for purposes ancillary to the hotel known as Castle Lodge Hotel and within Class C1 of the Town and Country Planning (Use Classes) Order 1987 (or any order revoking and re-enacting that order with or without amendment) and shall not be used as a separate restaurant or for any other purpose within Class A3 of that Order.

 

         Reason: To define the terms of the permission and in the interests of safe and free flow of traffic on the highway and the amenities of neighbours.

 

14.    No take-away service shall be carried out from the restaurant hereby approved.

 

         Reason:  To define the terms of the permission and in the interests of safe and free flow of traffic on the highway and the amenities of neighbours.

 

15.    The restaurant and car park hereby permitted and the Castle Lodge Hotel shall not be sold, let or leased separately from each other, and the car parking shall be permanently available for use by both the restaurant and the Castle Lodge Hotel.

 

         Reason:  To ensure that car parking facilities are readily available for both premises and to protect the amenities of neighbouring dwellings.

 

16.    F18 (Scheme of foul drainage disposal)

 

         Reason: In order to ensure that satisfactory drainage arrangements are provided.

 

17.    F22 (No surface water to public sewer)

 

         Reason: To safeguard the public sewerage system and reduce the risk of surcharge flooding.

 

18.    F32 (Details of floodlighting/external lighting)

 

         Reason: To safeguard local amenities.

 

19.    F40 (No burning of material/substances)

 

         Reason: To safeguard residential amenity and prevent pollution.

 

20.    G13 (Landscape design proposals)

 

         Reason: In the interests of visual amenity.

 

21.    G05 (Implementation of landscaping scheme (general))

 

         Reason:  In order to protect the visual amenities of the area.

 

22.    G15 (Landscaping implementation)

 

         Reason: To ensure the site is satisfactorily landscaped.

 

23.    G17 (Protection of trees in a Conservation Area)

 

         Reason: To ensure the proper care and maintenance of the trees.

 

24.    G37 (Access for disabled people)

 

         Reason: In order to ensure that the development is fully accessible.

 

25.    G40 (Barn Conversion - owl box)

 

         Reason: In order not to disturb or deter the nesting or roosting of barn owls which are a species protected by the Wildlife and Countryside Act 1981.

 

26.    No development shall commence upon the application site unless or until the mitigation measures as shown on drawing number 1427.03B have been completed to the satisfaction of the local planning authority after consultation with the Highways Agency.

 

         Reason:  In the interests of highway safety and as directed by the Highways Agency.

 

27.    H03 (Visibility splays)

 

         Reason: In the interests of highway safety.

 

28.    H05 (Access gates)

 

         Reason: In the interests of highway safety.

 

29.    H13 (Access, turning area and parking)

 

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

 

30.    H21 (Wheel washing)

 

         Reason: To ensure that the wheels of vehicles are cleaned before leaving the site in the interests of highway safety.

 

31.    H27 (Parking for site operatives)

 

         Reason: To prevent indiscriminate parking in the interests of highway safety.

 

32.    H29 (Secure cycle parking provision)

 

         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.

 

33.    The car park hereby approved shall not be used for the overnight parking of commercial vehicles, caravans or mobile homes at any time.

 

34.    F37 (Scheme of odour and fume control)

 

         Reason:  In order to ensure that fumes and odours are properly discharged and in the interests of the amenities of residential property in the locality.

 

Informative(s):

 

1.      NC01 - Alterations to submitted/approved plans

 

2.      NC02 - Warning against demolition

 

3.      ND03 - Contact Address

 

4.      HN01 - Mud on highway

 

5.      HN04 - Private apparatus within highway

 

6.      HN05 - Works within the highway

 

7.      HN07 - Section 278 Agreement

 

8.      HN10 - No drainage to discharge to highway

 

9.      HN13 - Protection of visibility splays on private land

 

10.    HN17 - Design of street lighting for Section 278

 

11.    HN22 - Works adjoining highway

 

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