Proposed hotel, A4 public house outlet and residential development.

Proposed hotel, A4 public house outlet and residential development.

 

The Principal Planning Officer reported the following:-

 

·          The Traffic Manager had no objections, subject to conditions and the inclusion of a contribution of £51,000 in the Heads of Terms.

·          Welsh Water had no objection subject to conditions.

·          The Conservation Advisory Panel had expressed concerns and requested further details about the landscaping scheme.

·          The Cider Museum had made a number of observations, particularly in relation to the proposed public house.

·          The St. Nicholas Community Association had raised objections to the application, particularly with regard to the scale of the proposed development and whether there was a need for the hotel and public house.

·          Two letters of objection had been received, concerns included the impact on the Cider Museum, inadequate parking and the potential for disturbance.

·          Page 31, paragraph 6.10, should refer to £35,000 and not £35,999 for two CCTV cameras.

·          Page 32, condition 8, should read ‘F32 (Details of floodlighting)’, i.e. the words ‘sports grounds’ should be removed.

·          Page 35, Head of Terms, paragraph 1, should refer to ‘the sum of £7,000’ and not £8,000 to provide enhanced educational infrastructure, representing £1,000 per residential unit.

·          Page 35, Head of Terms, paragraph 2, should refer to ‘the sum of £51,000’ for highway works and improved transportation infrastructure.

 

In accordance with the criteria for public speaking, Mr. Baume spoke in support of the application.

 

Councillor Miss F. Short welcomed the redevelopment of the site but was concerned about the scale and design of the proposal.  She felt that a review of the architectural approach was needed, particularly in respect of the curved roof.  In response, the Principal Planning Officer advised that one storey had been removed from the original submission and explained that a traditional roof design would have increased the height of the development further.  He added that similar architectural features in the area had influenced the curved roof design.

 

Councillor Mrs. P.A. Andrews commented that the current design was a significant improvement on the original design and would blend in with the other buildings in the vicinity.

 

In response to a question from Ms. A.M. Toon, the Principal Planning Officer confirmed that the hotel and residential parking would be separated.

 

Councillor D.B. Wilcox commented on concerns with the Licensing Act and, given that the development would include residential units, suggested a condition to restrict the hours of opening of the public house element between 12 midnight and 9.00am.  The Legal Practice Manager explained the relationship between the regulatory and planning functions of the Council.  The Development Control Manager advised that PPG24 (Planning and Noise) would allow such a condition where there would be an impact on residential amenity.  He suggested that a restriction whereby the A4 public house would not be open to the public during the hours of 12 midnight to 7.00am would be reasonable.

 

Councillor R.I. Matthews commented on the success of the Council’s Regulatory Sub-Committee; it was noted that there had only been two successful appeals against the Sub-Committee’s licensing decisions.  Councillor Wilcox stressed that there was no mistrust regarding the Council’s regulatory function and his comments referred to cases elsewhere.

 

Councillor P.J. Edwards welcomed the contribution towards CCTV cameras but noted the need for continued monitoring.  He expressed concerns about accessibility and highway safety issues, particularly given the lack of parking and turning space for service vehicles.

 

In response to a question from Councillor Mrs. S.J. Robertson, the Principal Planning Officer advised that the residential development was below the requirement where the authority could insist upon play facilities.

 

Councillor Mrs. Andrews commented on the need to improve the junction arrangements in the area, including filter lanes.  The Chairman advised that the Traffic Assessment had not revealed the need for extensive highway works and there were no major schemes in preparation to which developer contributions could be directed towards.

 

In response to a question from Councillor A.L. Williams, the Principal Planning Officer advised that the authority could not control the pricing model used by the hotel.

 

Councillor Mrs. E.M. Bew, a Local Ward Member, commented that she had mixed feelings about the scheme in that it appeared to be over-intensive but an increase in hotel provision should be supported.  She concurred with other Members about the need to resolve traffic problems in the area.

 

In response to comments by Members, the Principal Planning Officer suggested that further discussions be held regarding the upgrading of an adjacent alleyway.

 

RESOLVED:

 

1)      Subject to there being no objection by the end of the consultation period, the Legal Practice Manager be authorised to complete a planning obligation under Section 106 of The Town and Country Planning Act 1990 to (set out in the Heads of Agreement) and any additional matters and terms as he considers appropriate.

 

2)      Upon completion of the aforementioned obligation that the Officers named n the Scheme of Delegation to Officers be authorised to issue planning permission 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.       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.       F12 (Sound insulation of plant/machinery/equipment).

 

Reason: To safeguard the amenity of the area.

 

5.       F16 (Restriction of hours during construction).

 

Reason: To protect the amenity of local residents.

 

6.       F18 (Scheme of foul drainage disposal).

 

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

 

7.       F22 (No surface water to public sewer).

 

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

 

8.       F32 (Details of external lighting.

 

Reason: To safeguard local amenities.

 

9.       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.

 

10.     F38 (Details of flues or extractors).

 

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

 

11.     F39 (Scheme of refuse storage).

 

Reason: In the interests of amenity.

 

12.     F47 (Measures to deal with soil contamination).

 

Reason: To ensure potential soil contamination is satisfactorily dealt with before the development is occupied.

 

13.     F48 (Details of slab levels).

 

Reason: In order to define the permission and ensure that the development is of a scale and height appropriate to the site.

 

14.     G01 (Details of boundary treatments).

 

Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

 

15.     G04 (Landscaping scheme (general)).

 

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

 

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

 

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

 

17.     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.

 

18.     H21 (Wheel washing).

 

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

 

19.     H27 (Parking for site operatives).

 

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

 

20.     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.

 

21.        Prior to the first occupation of the development hereby approved full details of the enhanced surface treatment and lighting of adjacent public footpaths including the alleyway providing a link to Ryelands Street to the north of the site have been submitted to, approved in writing by the local planning authority and implemented in accordance with the approved details.

 

Reason: In order to facilitate improved pedestrian access to and from the site

 

22.        The use of the public house (Use Class A4), the extent of which is identified on the approved floor plans shall not be open to customers (other than those patronising the hotel accommodation) outside the hours of 1200 hours (midnight) and 0700 daily.

 

Reason: In order to protect the amenity of occupiers of nearby properties

 

Informatives:

 

1.       HN1 – Mud on highway.

 

2.       HN02 – Public rights of way.

 

3.       HN05 – Works within the highway.

 

4.       N02 – Section 106.