Planning Statement

Conversion of King Edward Public House (Use Class Sui Generis) to 12no. apartments (Use Class C3) together with external works - The King Edward VII Hotel, High Street, Tibshelf, Alfreton DE55 5PP

Bond Property Ltd

December 2020

Client: Bond Property Ltd

Project: Conversion of King Edward Public House to 12no. apartments - The King Edward VII Hotel, High Street, Tibshelf, Alfreton DE55 5PP

Report Title: Planning Statement nineteen47 Reference: JP/n1483

Date: December 2020

Contents Page

Section 1: Introduction 1

Section 2: The Application Site 3

Section 3: The Development Proposals 4

Section 4: Planning Policy Context 5

Section 5: Case in Support of the Application 12

Section 6: Summary and Conclusions 18

Appendices

Appendix 1 Sales particulars prepared by Lambert Smith Hampton July 2017

Section 1: Introduction

1.1 nineteen47 are instructed by Bond Property Ltd (“the Applicant”) to prepare and submit a full application for the conversion of the King Edward Public House (Use Class Sui Generis) to 12no. apartments (Use Class C3) together with external works at The King Edward VII Hotel, High Street, Tibshelf, Alfreton DE55 5PP.

1.2 The proposed development seeks to convert an existing building, located within the centre of Tibshelf and currently used as a public house, into residential use.

1.3 In addition to this Planning Statement, the following documents have been submitted which should be read in conjunction with this report:

• Completed Application forms and appropriate certificates; • Existing and proposed plans • Transport Technical Note prepared by Ardent

Pre-application

1.4 Pre-application advice was received from Bolsover District Council in September and November 2020 and these proposals and application have been formulated on the basis of the advice received.

1.5 With regards to the proposed development and the reuse of an existing building, he pre-application advice states; “The building is substantial and not unattractive and makes a valuable contribution to the character and appearance of the street scene and its conversion to a suitable use would be beneficial.”

1.6 The Council confirmed that Policy ITCR4 is the most important regarding the principle of the development and state that any conversion should respect the original features and keep external alterations including new openings to a minimum.

1.7 However, the response acknowledged that it may be difficult to meet both the prescribed levels of amenity space and parking spaces on site and a lesser provision could be considered: “Generally amenity space of 25(sqm) per unit of flatted accommodation should be provided. I think it is unlikely that both the off street parking and amenity space could be accommodated at the site and a lesser provision may need to be considered”.

1.8 The purpose of this Statement is to set out the case, in planning terms, in support of the proposed development. Section 2 describes the application site and its surroundings, with Section 3 providing details of the proposed development and the Site’s planning history. Section 4 provides the relevant planning policy context against which the application must be determined, and Section 5 undertakes an assessment of the development against planning 1 policy and all other relevant material considerations. Finally, Section 6 sets out the summary and conclusions.

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Section 2: The Application Site

Site Description

2.1 The Application Site is shown edged in red on the submitted Site Location Plan. The Site is located on High Street in the centre of Tibshelf, which is a Large Village located in northern Derbyshire, approximately 10 miles from Chesterfield. The Site is located within the administrative boundary of Bolsover District Council.

2.2 The Site comprises an existing public house to the north of the site, and a car park and beer garden area to the rear (south of the site). The public house is a split-level building with two storeys facing onto High Street, with the rear of the building stepping down a level to create three storeys at the rear, facing onto access road which runs along the southeastern boundary of the Site.

2.3 The public house has two vehicular accesses, with one leading directly off High Street down the eastern side of the building, and the other to the rear, leading off Brook Street, directly off the unnamed access road to the south.

2.4 The surrounding uses on High Street are typical of a large village centre, with a convenience store and post office neighbouring the Application Site to the southwest, a residential property and takeaway to the northeast and residential properties and Tibshelf Infant and Nursery School located across the road to the northwest. To the rear of the Site to the southeast, there are residential properties.

2.5 The building is a prominent landmark feature within the streetscene. It has two tall gable ends fronting onto the High Street, in contrast to the relatively subservient roof forms of the east and west. The front elevation of the building which faces north onto High Street is two storey and constructed from brick which has been painted white.

2.6 The public house is currently occupied by a tenant and has for a number of years been trading poorly (when the COVID-19 restrictions allow it to).

Planning History

2.6 There is no relevant planning history for the Site within the last 10 years.

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Section 3: The Development Proposals

3.1 The planning application seeks consent for:

Conversion of existing public house to 12no. apartments and associated external alterations.

3.2 At lower ground level 2no. apartments will be provided together with storage rooms which will be used by residents within the building for purposes such as cycle storage. At ground floor 4no. apartments will be provided, at first floor there will be 4no. apartments and at second floor, in the roof space, 2no. apartments are proposed. The accommodation schedule is provided below;

Floor Number of 1 Bedroom Number of 2 Bedroom apartments apartments Lower Ground 1 1 Ground 2 2 First Floor 2 2 Second Floor 1 1

3.3 To the rear of the Site (the southeast), a communal area of open space is provided, where the existing beer garden is currently located. 14no. car parking spaces are also proposed, as is shown on the proposed site layout, together with a bin storage area.

3.4 It is intended to prevent vehicles from using the existing access from High Street by inserting a bollard at this entrance, thereby allowing it to be continued to be used by pedestrians. Vehicles will therefore access the Site via the existing entrance to the rear.

3.5 The changes required to the building in order to facilitate the conversion, include the following:

• 5 new rooflights at the northern elevation to allow light into the 2nd storey apartments; • Unblocking of existing windows at lower ground floor on rear elevation • Insertion of glazing within existing gables of front elevation • Modification to external car parking areas to create amenity space • Refurbishment of external elevations

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Section 4: Planning Policy Context

Context for Determination of the Application

Planning Policy

4.1 Section 38 (6) of the Planning and Compulsory Purchase Act (2004) requires that applications for planning permission must be determined in accordance with the Development Plan unless material considerations indicate otherwise. The Site is located within the administrative boundary of Bolsover District Council and the Development Plan comprises the Bolsover District Local Plan (Adopted March 2020)

4.2 In addition to the Development Plan, the Courts have held the National Planning Policy Framework (NPPF)is an important material consideration.

4.3 The policies and guidance which are considered pertinent to this application are summarised below.

National Planning Policy Framework (NPPF)

4.4 The NPPF sets out the Government’s planning policies for England and how these should be applied.

4.5 Planning law requires that applications for planning permission be determined in accordance with the development plan, unless material considerations indicate otherwise (paragraph 2).

4.6 Paragraph 7 stipulates that the purpose of the planning system is to contribute to the achievement of sustainable development. To achieve sustainable development, paragraph 8 goes onto state that there are three overarching objectives which should be pursued in mutually supportive ways:

a) an economic objective – to help build a strong, responsive and competitive economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure;

b) a social objective – to support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well- designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being; and

c) an environmental objective – to contribute to protecting and enhancing our natural, built and historic environment; including making effective use of

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land, helping to improve biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.

4.7 At the heart of the NPPF is a presumption in favour of sustainable development (paragraph 11). For decision-taking, this means:

c) approving development proposals that accord with an up-to-date development plan without delay; or d) where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of- date, granting permission unless:

i. the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

4.8 Paragraph 48 stipulates that weight may be given to relevant policies in emerging plans, according to:

a) the stage of preparation of the emerging plan (the more advanced its preparation, the greater the weight that may be given); b) the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and c) the degree of consistency of the relevant policies in the emerging plan to this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).

4.9 Chapter 7 focuses on ensuring the vitality of town centres. Paragraph 85 states that Planning policies and decisions should support the role that town centres play at the heart of local communities, by taking a positive approach to their growth, management and adaptation. Planning policies should allow town centres to grow and diversify in a way that can respond to rapid changes in the retail and leisure industries, allows a suitable mix of uses (including housing) and reflects their distinctive characters.

4.10 Paragraph 109 stipulates how applications should be considered when there are highway safety issues or impact on the road network:

“Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.”

4.11 Chapter 11 seeks to make effective use of land. Paragraph 118 in particular,

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states that planning policies and decisions should give substantial weight to the value of using suitable brownfield land within settlements for homes and other identified needs, and support appropriate opportunities to remediate despoiled, degraded, derelict, contaminated or unstable land. Plans and decisions should additionally promote and support the development of under- utilised land and buildings, especially if this would help to meet identified needs for housing where land supply is constrained and available sites could be used more effectively.

4.12 Chapter 12 seeks to achieve well-designed places. Paragraph 124 states that the creation of high-quality buildings and places is fundamental and furthermore, good design is key to sustainable development.

4.13 Paragraph 159 states that:

To support the Government’s objective of significantly boosting the supply of homes, it is important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay.

The Local Development Plan

4.14 The Development plan for the area is the adopted Bolsover District Local Plan (March 2020).

Bolsover District Local Plan (March 2020)

Policy SS1: Sustainable Development

4.15 Policy SS1 states that in order to contribute to sustainable development, development proposals should promote the efficient use of land and the re-use of previously developed land in sustainable locations. The character, quality and settings of towns and villages and heritage assets should be protected and enhanced through a mix of good quality, well designed developments.

Policy SS3: Spatial Strategy and Distribution of Development

4.16 Policy SS3 sets out the spatial strategy for Bolsover, which states that development will be directed in accordance with the following hierarchy:

a) Firstly to the Small Towns of Bolsover and Shirebrook and the Emerging Towns of South Normanton and Clowne

b) Then to the Large Villages of Creswell, Pinxton, Whitwell, Tibshelf and Barlborough

Policy LC2: Affordable Housing Through Market Housing

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4.17 The policy requires applications for residential development comprising 25 or more dwellings (or which form part of a larger development site with a potential capacity of 25 or more dwellings) to provide 10% as affordable housing on site.

Policy LC3: Type and Mix of Housing

4.18 Policy LC3 states that development proposals for new housing should seek to ensure an appropriate mix of dwelling types and sizes, taking account of existing imbalances in the housing stock, site characteristics, the characteristics of adjoining development, and viability and market considerations

4.19 Policy WC5 – Retail, Town Centre and Local Centre Development

4.20 Policy WC5 states that support will be given to proposals which maintain or enhance the vitality and viability of town and local centres.

Policy SC3: High Quality Development

4.21 Policy SC3 requires that development achieves a high quality of design. Proposals will be permitted providing that they:

• Promote vibrant mixed use proposals that support the vitality of the communities where opportunities arise;

• Take account of the need to reduce opportunities for crime and the fear of crime, disorder and antisocial behaviour, and promote safe living environments;

• Accord with and respond to the established character and local distinctiveness of the surrounding landscape;

• Create conditions for active travel choices through provision of connected places that are easy to move around, integrated with their surroundings and which facilitate access through sustainable forms of transport including walking, cycling, and bus and rail public transport;

• Ensure a good standard of amenity is maintained for the occupants of existing neighbouring properties as well as the future occupants of new development, including levels of privacy and light, position and avoiding overbearing relationships and the provision of adequate amenity space.

Policy SC9: Biodiversity and Geodiveristy

4.22 Policy SC9 states the following:

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Development proposals should seek to conserve and enhance the biodiversity and geodiversity of the District and to provide net gains where possible. Proposals for development must include adequate and proportionate information to enable a proper assessment of the implications for biodiversity and geodiversity.

Policy SC11 – Environmental Quality (Amenity)

4.23 Policy SC11 states that development likely to cause or experience a loss of residential amenity as a result of light, noise, dust, odour, vibration or loss of privacy must be supported by relevant assessment and mitigated if necessary.

Policy ITCR4: Local Shops and Community Facilities

4.24 Policy ITCR4 makes an allowance for the loss of community facilities, including public houses, where it can be demonstrated that one of the following criteria are met:

a) The loss of the specific facility would not create, or add to, a shortfall in the provision or quality of such facilities within the locality*

b) Appropriate replacement facilities are provided in a suitable alternative location

c) The facility is no longer viable and this can be proven through adequate marketing of the premises for its current use which has failed to produce a viable offer**

d) The facility can be enhanced or reinstated as part of any redevelopment of the building or site

*400m radius around the proposal – based on an approximate ten minute walking time ** Marketing should be through an appropriate agent as well as through the council’s regeneration service facility. The applicant should agree the marketing strategy, including any marketing period (with a rent or sale price for the existing use of the facility), with the Local Planning Authority in advance. Evidence of the results of the sustained marketing strategy will need to be submitted with any planning application. Marketing should not be restricted to the buildings last use but also other potential community uses.

Policy ITCR5: Green Space and Play Provision

4.25 New residential developments of more than 10 units will be expected to make reasonable financial contributions, eithers for new green spaces, or to improve green spaces, falling within the following walking distances:

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• Equipped Play Areas within 400 metres • Amenity Green Space within 500 metres • Recreation Grounds or Semi-Natural Green Space within 800 metres

4.26 The Council will prioritise contributions to achieve minimum quality standards of 60% for Green Spaces.

Policy ITCR7: Playing Pitches

4.27 If improvements to existing pitches are needed, new residential development of more than 10 dwellings will be expected to make financial contributions to the improvement of playing pitches and/or their ancillary facilities

Policy ITCR11: Parking Provision

4.28 Policy ITCR11 states that planning permission will be granted where there is appropriate provision for vehicle and cycle parking as set out within Appendix 8.2 – Parking Standards.

4.29 Appendix 8.2 of the Local Plan sets out the parking standards for Bolsover as follows:

Number of Bedrooms Number of Spaces 1 bed and aged persons residence 1 space per unit plus 1 space per 2 units for visitors 2/3 bed 2 spaces per unit 4+ bed 3 spaces per unit (with a preference of no more than 2 in-line*)

Successful Places SPD (2013)

4.30 The Successful Places SPD was adopted in 2013 as a guide to sustainable housing layout and design for Bassetlaw District Council, Bolsover District Council, Chesterfield Borough Council and North East Derbyshire District Council.

4.31 Section 3.11.15 focuses on Private Amenity Space, stating that:

All schemes should provide a level of outdoor amenity space that is proportionate to the type of accommodation, appropriate to its location and suitable to meet the occupiers likely requirements.

4.32 Furthermore, paragraph 3.11.17 states that where small gardens are necessary the aim should be to orientate them to benefit from afternoon sun or where possible to provide an alternative sitting out area, such as at the front of the property.

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4.33 In addition to this, paragraph 3.11.18 continues that wherever possible, flats should also be provided with some outdoor amenity space, whether private or communal. Ground floor flats have the potential for their own private gardens. Upper floor flats should be provided with 25 sqm of space per flat. Collectively this can provide a reasonable communal outside space.

4.34 However, the guidance also states that the overall requirements for flats may be relaxed in town centre locations, for barn conversions and where existing buildings are converted to flats or for houses in multiple occupation.

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Section 5: Case in Support of the Application

General principle of development

5.1 In terms of the general principle of development, Policy ITCR4 (Local Shops and Community Facilities) is the most relevant policy with regard to the proposed development, with this relating to proposals which result in the loss of community facilities including public houses. The proposals are considered within the context of the criteria of this policy in turn below.

a) The loss of the specific facility would not create, or add to, a shortfall in the provision or quality of such facilities within the locality* (*400m radius around the proposal – based on an approximate ten minute walking time)

5.2 Within Tibshelf, until recently there have been 4 public houses; The King Edward, The Crown Hotel, The Twisted Oak and The White Hart. The Crown Hotel closed in December 2019 and based upon information available online, it is understood that this was because the business had become unviable and it was unable to pay staff. The White Hart and Twisted Oak continue to trade albeit within the varying restrictions of Covid-19 and the King Edward remains open but on an unviable basis. The Twisted Oak is approximately 700 metres from the King Edward and the White Hart is less than 400 metres away. The proposed closure of the King Edward is not considered to create a shortfall of provision with 2 licensed premises remaining open to serve a ‘Large Village’ as identified within the Local Plan.

b) Appropriate replacement facilities are provided in a suitable alternative location

5.3 No replacement facilities are intended although this is considered unnecessary as it is clear from the recent closure of the Crown Hotel and the trading performance of the King Edward that the settlement cannot sustain the existing number of licensed premises. Between 2001 and 2018, 13,000 public houses closed within the UK, with this being attributed to high business rates, cheap supermarket alcohol, the rising minimum wage, the smoking ban and changing social habits. These issues have been compounded by the recent COVID-19 pandemic, with the public house not being able to open to the public for most of 2020.

c) The facility is no longer viable and this can be proven through adequate marketing of the premises for its current use which has failed to produce a viable offer (Marketing should be through an appropriate agent as well as through the council’s regeneration service facility. The applicant should agree the marketing strategy, including any marketing period (with a rent or sale price for the existing use of the facility), with the Local Planning Authority in advance. Evidence of the results of the sustained marketing strategy will need to be submitted

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with any planning application. Marketing should not be restricted to the buildings last use but also other potential community uses.)

5.4 The current owner purchased the property for £575k in 2007, and in the past few years the property has been continuously marketed, with the public house being marketed for 3 years for £375k and most recently for £190k since 2017 with no offer being made. A copy of the sales particulars prepared by Lambert Smith Hampton in July 2017 are attached.

5.5 Furthermore, the current tenants have for a number of years been unable to cover their costs or pay their rent to the owner and have not been paying any rent. Similarly, the tenants are unable to afford to keep the pub open for normal hours and have been operating it on a reduced number of hours to save of staff and utilities costs. The ongoing Covid-19 situation has compounded matters further and the pub is likely to close imminently as it is not sustainable for the current owner to allow it to continue to operate on a rent-free basis.

d) The facility can be enhanced or reinstated as part of any redevelopment of the building or site

5.6 It is not considered that the pub business can be enhanced or reinstated as part of these proposals. There is a desire to retain the existing building which itself could be considered to be a non-designated heritage asset and aside from the very evident lack of demand for a public house in this location, it is not considered that this would be compatible with the proposed residential properties in terms of noise and disturbance.

5.7 In summary, it is considered that the proposals are in full compliance with Policy ITCR4 and therefore the ongoing use of the Site as a public house should not be safeguarded.

5.8 In addition to this, Policy SS1 of the Local Plan promotes development in sustainable locations and the re-use of previously developed land, which suggests that the reuse of the Site is inherently sustainable. The creation of new residential properties will also have the benefit of bringing new people into the area which will assist in supporting existing services and businesses in the village.

5.9 The NPPF also supports the reuse of suitable brownfield land within settlements for homes at Paragraph 118.

5.10 Furthermore, Policy SS3 sets out the Council’s spatial strategy with Tibshelf being identified as a Large Village and therefore a second tier location for new development. The principle of housing in this location is therefore supported by policy and the proposals will assist the Council in meeting its housing targets.

5.11 On the basis of the above, it is considered that the principle of the proposals

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are in compliance with the Local Plan, in particular policies SS1, SS3 and ITCR4 and is supported by the National Planning Policy Framework at paragraph 118.

Design Considerations

5.12 It is acknowledged that the building is a prominent feature within the street scene and makes a valuable contribution to the character and appearance of the area. It’s sensitive conversion to residential use will allow it to be brought back into a viable reuse without impacting upon the external character of the original building and will enhance the surrounding streetscene through the restoration of its façade.

5.13 The building can be converted with minimal changes to the external appearance. The proposed changes, including 5 new roof lights and insertion of glazing into the front elevation gables are considered necessary in order for the building to be converted to a high quality standard. No extensions to the building are proposed.

5.14 As such, the proposals ensures that the existing character of the building is maintained in line with Policy SC3, which seeks to ensure high quality design, as well as Chapter 12 of the NPPF.

Highways

5.15 A Transport Technical Note produced by Ardent Consulting Engineers accompanies this application and should be read in conjunction with this Statement.

5.16 With regard to parking provision, the car park (located to the rear of the building) is currently accessed via two points; directly off High Street via a private access down the eastern side of the building and via an unnamed road at the southern edge of the site. The existing access from High Street shall remain available for pedestrians and cyclists only and is shown to provide a bollard to prevent vehicle access, with vehicle access being provided via the unnamed road to the rear as per the existing arrangement.

5.17 The Transport Note confirms that the site is situated within an existing established village location with residential areas and amenities within acceptable distance of the site. The existing standard of pedestrian infrastructure is good, with streets surrounding the site being considered suitable for cycling within the carriageway. The Site is also adequately served by suitable existing bus routes.

5.18 Within 800m (10 minutes) walking distance of the site, a number of local services can be accessed such as fast-food takeaways, Tibshelf Post Office, Tibshelf Village Hall, fuel station, Bargain Booze store, Sain John the Baptist Church, hair salon, Well Tibshelf Pharmacy, vehicle MOT station, CO-OP food

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store, public houses/restaurants and a pet groomers, providing residents with easy access to a range of services.

5.19 Tibshelf Infant and Nursery School along with Tibshelf School are within 2 kilometres walking distance of the site. There are also footways on either side of High Street (which is a 30mph road) and there is a pedestrian crossing just to the northeast of the Site.

5.20 With regard to parking, as shown on the proposed site layout plan, the scheme will provide 14 on-site car parking spaces, which is the equivalent of 1 space per apartment plus 2 visitor spaces. This is considered sufficient to serve the proposed development in this specific location. Given the apartments are 1 and 2 bedrooms, the proximity to a range of local services which are within walking distance of the Site and access to regular bus services to locations including Mansfield, Chesterfield and Alfreton, it is considered that the level of parking to be delivered is satisfactory.

5.21 The Transport Note explains the justification for the amount of parking in more detail and should be read alongside this Statement. Of the 14 parking spaces, there will be one disabled parking bay. 12 cycle parking spaces will also be provided in the proposed lower ground floor storage area, in line with Derbyshire County Council’s ‘Delivering Streets and Places’ guidance.

5.22 In conclusion, the site is accessible by a variety of sustainable modes of transport and is therefore a suitable location for residential development.

Open Space, Landscaping and Biodiversity

5.23 The proposals show the delivery of 151 sqm of open space which will provide an attractive communal space for residents.

5.24 The Successful Places SPD (2013) states that all schemes should provide a level of outdoor amenity space that is proportionate to the type of accommodation proposed, appropriate to its location and suitable to meet the occupiers likely requirements.

5.25 The guidance states that where small gardens are necessary, the aim should be to orientate them to benefit from afternoon sun. Gardens facing northerly directions should benefit from being longer to compensate for overshadowing. The Application Site will benefit from south-easterly facing outdoor amenity space.

5.26 Furthermore, the guidance states that wherever possible, flats should also be provided with some outdoor amenity space. However, the guidance does acknowledge that the overall requirements for flats may be relaxed in town centre locations and where existing buildings are converted to flats.

5.27 In view of the above guidance, it is considered that a reasonable approach is

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being pursued in this case, which seeks to balance the needs of both the required parking standards and outdoor amenity space with the limited existing outdoor space currently available. However, because the scheme seeks to make use of an existing unviable building, the lower amount of open space proposed at 151sqm is deemed acceptable in these circumstances. The amenity area will be lawned and kept well for the occupants. Furthermore, as the space faces southeast, the amenity space will benefit from sunshine and with careful landscaping it will be a good quality space. There is also a park approximately a 200m walk away to the northeast off Poppy Gardens which offers play equipment for young children.

5.28 Whilst this level of provision is slightly below the Council’s preferred standards, it could be increased at the cost of the number of car parking spaces if this was considered preferable. As the proposals seek to make an efficient and effective use of this existing building, there are limitations as to what can be delivered on the Site which has good access to local services and public open space.

5.29 The Pre-application response stated that: ‘As the building is vacant a protected species survey will be required to ascertain whether the building is now used by protected species.’ However, the building is not vacant, and as such it is not considered that a survey is required. The application site is in the centre of a built up area and it has been used constantly for a number of years, so it considered that the biodiversity potential is low.

Amenity Considerations

5.28 The surrounding uses to the Site include mainly other commercial uses on High Street, with a convenience store and post office neighbouring the proposed development site. There are residential properties located to the south and Tibshelf Infant and Nursery School located across the road to the north.

5.28 As the change of use is from a public house, which has a beer garden and the capacity to generate noise, its change to a residential use is considered to have an overall positive impact on the amenity of the neighbouring commercial and residential uses.

5.29 Furthermore, there will be no loss of privacy through overlooking or loss of light to the surrounding dwellings as all amenity distances have been comfortably met.

5.30 The amenity of the future occupants has been carefully considered through the design process, with the floor plans showing spacious apartments with good levels of natural light. Future residents will be able to enjoy the amenity space to the rear of the property which is south facing.

5.30 As such, the proposed development is compliant with Policies SC3 and SC11 of the Local Plan and Section 12 of the NPPF.

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5.31 To summarise, it has been demonstrated that the principle of the development is acceptable and makes use of an underutilised building, providing for residential apartments in a sustainable location. It has been shown that the application is in full accordance with the development plan and other relevant guidance and that there are no insurmountable technical constraints which would preclude the grant of planning permission.

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Section 6: Summary and Conclusion

6.1 This Planning Statement has been prepared in support of a full planning application for the following development:

“Conversion of King Edward Public House (Use Class Sui Generis) to 12no. apartments (Use Class C3) together with external works.”

6.2 The proposed development is the result of a collaborative approach, with positive pre-application discussions being held early on in the process which have influenced the final proposals.

6.3 This Statement has detailed the proposed development and justified how it is in accordance with the Development Plan.

6.4 The proposals provide an opportunity to secure a viable reuse for a public house which is likely to close imminently due to significant issues of viability and an unsuccessful 3-year period of marketing. It has been shown that the existing public house is no longer viable and an alternative use must be found for the building. These proposals represent the most optimal and viable use of the property, involve minimal external changes and will assist in meeting housing demand in a sustainable location. The creation of new residential properties will bring new people into the area which will assist in supporting existing services and businesses in the village.

6.5 There are no known technical constraints which will preclude the approval of planning permission.

6.6 In this context, it is respectfully requested that full planning consent be granted for the proposed development.

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Appendix 1

FOR SALE Leisure Premises

FREEHOLD PUB INVESTMENT

King Edward VII, High Street, Tibshelf, Alfreton, DE55 5PP

5,522 Sq Ft (513 Sq M)

Quality self contained office accomm Publicodation house and hotel

Rent Rent passing passing - £ -60,000 £56,15 per0 per annum annum excl Prominent high street position Established commercial location in Barlborough Freehold investment Links with potential to obtain vacant possession Let to Harron Homes

Lambert Smith Hampton 2 St Paul's Place, Sheffield S1 2JF T: 0114 275 3752

King Edward VII, High Street, Tibshelf, Alfreton, DE55 5PP DE55 5PP

VAT All prices, premiums and rents, etc are quoted exclusive of VAT at the prevailing rate. LEGAL COSTS Each party to be responsible for their own legal costs incurred in any transaction. BUSINESS RATES The premises has a rateable value of £8,900. Interested parties are advised to make their own enquiries to the local billing authority. TERMS We are instructed to seek offers in excess of £375,000 excl for the freehold interest in the property which LOCATION reflects a net initial yield of 14.4% based on

The subject premises are located on High Street in the purchaser’s costs of 4% village of Tibshelf which is located between J28 & J29 TENANCIES of the M1 and approximately 10 miles south of The entire premises is let to Howard Thornton & Chesterfield. Richard Gundry on an FRI lease for a term of 35 years

from 10th November 2007 with predetermined 5 yearly The immediate area is residential in nature although the rental uplifts. premises is adjacent to the Tibshelf Infant School and The current rent passing is £56,150 per annum excl Premier Convenience store with a Co-Op food store and a full copy of the lease is available on request. nearby.

DESCRIPTION There is the potential for any purchaser to obtain The premises comprise a public house arranged over vacant possession subject to further discussions with ground floor and basement level with an associated the tenant. hotel at first floor level.

To the rear of the premises is a large beer garden and EPC associated car parking for approximately 15 vehicles. An EPC has been commissioned and is available on request. ACCOMMODATION The premises benefits from the following gross internal areas:

Gross internal areas sq ft sq m

Ground 2,761 256.5 First 2,761 256.5

Total 5,522 513 The premises sit on a site of approximately 0.21 acres ( 0.08 ha) A C 21•July•2017 VIEWING &C FURTHER INFORMATION Viewing strictlyO by prior appointment www.lsh.co.uk M M Tom Burlaga

© Lambert Smith Hampton O 0114 270 2706 The agents on their behalf and for the Vendors or Lessors of this property whose Agents they are, give notice that: 1. These particulars are set out as a general outline only for D [email protected] guidance to intending Purchasers or Lessees, and do not constitute any part of an offer or contract. 2. Whilst we use reasonable endeavours to ensure that the information in these A particulars is materially correct, any intending purchasers, lessees or third parties should T Max Williamson not rely on them as statements or representations of fact, but must satisfy themselves by inspection, searches, enquiries, surveys or otherwise as to their accuracy. The agents I 0114 270 2758 cannot be held responsible for any loss or damage including without limitation, indirect or consequential loss or damage, or any loss of profits resulting from direct or indirect O [email protected] actions based upon the content of these particulars. 3. No person in the employment of the agents has any authority to make any representation or warranty whatsoever in relation N to this property. 4. Unless otherwise stated, all purchase prices and rents are correct at the date of publication and, unless otherwise stated, are quoted exclusive of VAT. Lease T details and service ground rent (where applicable) are given as a guide only and should be checked and confirmed by your solicitor prior to exchange of contracts. h e

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