Planning Statement
Total Page：16
File Type：pdf, Size：1020Kb
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. 2 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. 3 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 4 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 5 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.