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1.0 Application Number: Wd/D/19/000797 Application Site: St Andrews House, St Andrews Trading Estate, Shoe Lane, Bridport, Dt6 3

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1.0 Application Number: Wd/D/19/000797 Application Site: St Andrews House, St Andrews Trading Estate, Shoe Lane, Bridport, Dt6 3 1.0 APPLICATION NUMBER: WD/D/19/000797 APPLICATION SITE: ST ANDREWS HOUSE, ST ANDREWS TRADING ESTATE, SHOE LANE, BRIDPORT, DT6 3EX PROPOSAL: Formation of first floor walkway and seating area APPLICANT: PJS Developments Ltd CASE OFFICER: Steven Banks WARD MEMBER(S): Cllr D Bolwell, Cllr K Clayton, Cllr S Williams This application is reported to Committee following consultation under the Scheme of Delegation requirements and consideration by members and the Development manager that the committee should determine this application. 2.0 Summary of Recommendation: GRANT subject to conditions 3.0 Reason for the recommendation: The proposal is for relatively small scale development on the existing Trading Estate within the DDB and the proposal is acceptable in its design and general visual impact. There is not considered to be any significant harm to neighbouring residential amenity, flood risk the adjacent green open space or the wider AONB landscape. There are no material considerations which would warrant refusal of this application 4.0 Table of key planning issues Issue Conclusion Principle of development Existing uses are unchanged and the site is within the DDB and on an existing trading estate. Therefore the development is acceptable. Scale, design and appearance Small scale addition to the building in appropriate materials. Impact on amenity Residential properties are sufficient distance away and time limit on hours of operation are acceptable. Impact on landscape Small scale development set against back drop of industrial building, sufficient distance from existing trees. Flood Risk Nature of development will not exacerbate flood risk. Applicant to be reminded of need for flood evacuation plan. 5.0 Description of Site 5.1 The application site is a substantial 2 storey Industrial type building Unit on the St Andrews Trading Estate currently used as Day nursery, indoor leisure with ancillary café. The site is at the southern end of the estate backing onto the River Asker Valley area of Public Open Space. Due to proximity to the River Asker the site is within Flood zone 2. The site is also within the AONB and DDB and is identified as contaminated, no doubt due to the historic industrial use. The Trading Estate is identified as being a Key Employment site in the Local Plan. 6.0 Description of Development 6.1 An outdoor seating area and walkway to access this to be used by staff and/or customers of the existing uses is proposed. The walkway would be accessed from the first floor level of the building and would extend along the north east elevation; 1.5m wide and 35m long, constructed in galvanised steel with a grey finish to match the cladding of the existing building. The seating area would be on the south east elevation 5m x 25m, elevated to give views of the countryside around the River Valley. An external staircase would provide access between the first floor level seating area to a ground level seating area and outside play area below, which would be enclosed by a post and rail fence. Access and parking would be unchanged. 7.0 Relevant Planning History WD/D/16/000585 Change of use Approved 20 February from B2 (General Part of building (Unit 2017 Industrial) to A1 1), temporary period (Sales) - ending 29 Feb 2020 Resubmission to allow temporary A1 use for 3 years WD/D/16/000838 Change of use Approved 24 January from B2 general Hours – Crèche/Day 2017 industrial to D1 nursery 08:00-18:00 (crèche / day Leisure (indoor nursery) and D2 sport/recreation and leisure (indoor ancillary cafe) 09:00 sports and - 20:00 recreation together with ancillary cafe facility) Unit 1 and 1A 8.0 List of Constraints Within Defined Development Boundary Landscape Character Area – Brit Valley Area of Outstanding Natural Beauty: (statutory protection in order to conserve and enhance the natural beauty of their landscapes - National Parks and Access to the Countryside Act of 1949 & Countryside and Rights of Way Act, 2000) Flood Zone 2 Surface water flooding Contaminated site buffer 9.0 Consultations 9.1 Dorset Highways – no objection 9.2 Environmental Heath – no comment 9.3 Technical Services - The type of structure proposed is unlikely to exacerbate the existing flood risk…. presume that there are arrangements already in place regarding a flood warning and evacuation plan for the building. 9.4 Bridport Town Council - No objection to the specific proposals for a walkway and seating area. But query the authorised use of the premises and hours of operation with regard to potential noise and/or amenity impact. 9.5 Bradpole Parish Council - Object on the below grounds:- The outdoor seating area will overlook the tranquil green area of the River Asker Valley which lies within the Dorset AONB. There are no residential dwellings adjacent to the site but there are a number which could be considered to be within acoustic range. Councillors believe that the below Local Plan Policies would be breached if this application was to be approved: ENV1 seeks to protect and where possible enhance the local landscape character. ENV10 states that all "development" should be informed by the character of the site and its surroundings and provide for the future retention and protection of trees and other features that contribute to an area's distinctive character. ENV16 seeks to minimise the impact of development on the amenity and quiet enjoyment of both existing residents and future residents within the development and close to it. The Parish Councillors also raised concerns regarding the information on the application form regarding trees and hours of opening. All consultee responses can be viewed in full on the website. 10.0 Representations 10.1 None received. 11.0 Relevant Policies Adopted West Dorset and Weymouth & Portland Local Plan (2015) As far as this application is concerned the following policies are considered to be relevant; INT1. Presumption In Favour Of Sustainable Development ENV1. Landscape, Seascape and Sites of Geological Interest ENV5. Flood Risk ENV9. Pollution and Contaminated Land ENV10. The Landscape and Townscape Setting ENV12. The Design and Positioning Of Buildings ENV16. Amenity SUS2. Distribution of Development SUS5. Neighbourhood Development Plans ECON2. Protection of Key Employment Sites Bridport Area Neighbourhood Plan Policy L1 - Green Corridors, Footpaths, Surrounding Hills and Skylines Proposals must preserve and enhance the natural beauty of the Dorset AONB Policy L3 - Local Green Spaces (Happy Island) Inappropriate development within any designated Local Green Space will only be permitted in very special circumstances. National Planning Policy Framework (NPPF) 2019 As far as this application is concerned the following sections of the NPPF are considered to be relevant: 2. Achieving sustainable development 6. Building a strong, competitive economy 12. Achieving well designed places 14. Meeting the challenge of climate change, flooding and coastal change 15. Conserving and enhancing the natural environment Decision making: Para 38 - Local planning authorities should approach decisions on proposed development in a positive and creative way. They should use the full range of planning tools available, including brownfield registers and permission in principle, and work proactively with applicants to secure developments that will improve the economic, social and environmental conditions of the area. Decision- makers at every level should seek to approve applications for sustainable development where possible. Other material considerations WDDC SPD – Design and Sustainable Development Planning Guidelines (2009) Dorset Area of Outstanding Natural Beauty Management Plan 2019-2024 (2019) West Dorset Landscape Character Assessment 2009 12.0 Human rights Article 6 - Right to a fair trial. Article 8 - Right to respect for private and family life and home. The first protocol of Article 1 Protection of property This Recommendation is based on adopted Development Plan policies, the application of which does not prejudice the Human Rights of the applicant or any third party. 13.0 Public Sector Equalities Duty As set out in the Equalities Act 2010, all public bodies, in discharging their functions must have “due regard” to this duty. There are 3 main aims:- Removing or minimising disadvantages suffered by people due to their protected characteristics Taking steps to meet the needs of people with certain protected characteristics where these are different from the neds of other people Encouraging people with certain protected characteristics to participate in public life or in other activities where participation is disproportionately low. Whilst there is no absolute requirement to fully remove any disadvantage the Duty is to have “regard to” and remove OR minimise disadvantage and in considering the merits of this planning application the planning authority has taken into consideration the requirements of the PSED. 14.0 Financial benefits 14.1 Minimal - this small scale development will have some slight benefit in supporting the existing uses within the building. 15.0 Climate Implications 15.1 The proposal is within the development boundary and therefore considered to be sustainable. 16.0 Planning Assessment Principle of development 16.1 The authorised use of this part of the building is Class D1 (crèche/day nursery) and Class D2 leisure (indoor sports and recreation together with ancillary café). This use has been considered previously in the context of the employment site in which it is located and is acceptable. The proposed walkway and external
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