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Summary Recommendation: Approve with Conditions

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Summary Recommendation: Approve with Conditions Report to: PLANNING COMMITTEE Date of Meeting: 25th September 2018 Subject: DC/2018/02240 34 Upper Aughton Road, Birkdale, Southport, PR8 5ND Proposal: Erection of 8 dwellinghouses following the demolition of the former Blundell Arms public house Applicant: Mr. Steve Gascoigne Agent: Mr. Luke Cowing RAL Architects Limited Ward: Birkdale Ward Type: Full Application - Minor Summary This proposal seeks consent for the erection of 8 dwellinghouses following the demolition of the existing building on the site, The Blundell Arms, within a primarily residential area of Birkdale. The main issues to consider are the principle of development, the total loss of a non-designated heritage asset, the impact on the character of the area, the impact on the living conditions of future and neighbouring properties and the impact on highway safety. On balance it is considered that the benefits arising from the proposal outweigh the loss of the non-designated heritage asset and it is therefore recommended for approval with conditions. Recommendation: Approve with Conditions Case Officer Neil Mackie Email [email protected] Telephone 0345 140 0845 (option 4) Application documents and plans are available at: http://pa.sefton.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=PJQCA9NWIK100 Site Location Plan The Site A two-storey detached building with lawful use as a public house, formerly trading as The Blundell Arms, fronting on to Upper Aughton Road with Clarence and Everton Roads flanking the site to the north and south respectively. The site lies within a primarily residential area of Birkdale. History Previous applications on this site related to its use as a public house and not for residential development and are not of relevance to this proposal. The Blundell Arms was added to the list of Assets of Community Value on 14th April 2017 but was subsequently removed as an Asset of Community Value on 25th September 2018 following the disposal of the site. Consultations Conservation Officer The proposal site which affects the former Blundell Arms Public House is identified as a non- designated heritage asset due to its historic interest and value to the community as a social venue when in use as a public house. Whilst bringing the building back into use as it was intended would be the preferred option, followed by conversion, it is understood that the recent fire has caused extensive damage to the building. With any proposal affecting a non-designated heritage asset it is a balanced judgement regarding loss against the significance of the heritage asset. The fire damage is likely to have damaged many features and fabric, therefore having a harmful impact on the integrity of the building. Any new development on the site should take some reference from the architectural detailing of the existing building (red brick, slate, cills and headers), which contributes to the character of the surrounding residential area with its Victorian houses. This would help to achieve a harmonious design which is consistent with the local vernacular. Highways Manager There are no objections to the proposal in principle as there are no highway safety implications. Each dwelling will have two off street car parking spaces, which is an acceptable level of provision given its reasonably central location with bus routes and rail station in the vicinity. In addition, the proposed new properties will require an electric charging point in accordance with Sefton's SPD 'Sustainable Travel and Development'. The existing vehicular accesses to this site will become redundant, and as such there will be a requirement to reconstruct the footway. In addition, new vehicular accesses will need to be introduced to serve the parking to each of the dwellings. Given the alterations, it will be necessary to fully reconstruct a 2.0m footway, as well as reposition lighting columns and telephone box, around the whole of the site wholly at the applicant’s expense. A package of off-site highway works will be required to consist of the provision of tactile paving on key pedestrian routes at the junctions of Upper Aughton Road and Clarence Road and Upper Aughton Road and Everton Road. There will also be the need to upgrade the existing bus stops on either side of the road adjacent to the site. Due to the location of the nearby junctions, a construction traffic management plan will be required. Environmental Health Manager No objection. Flooding and Drainage Manager No objection subject to a condition being attached to approval requiring the submission and approval of a surface water sustainable drainage system. United Utilities No objection to the proposal subject to conditions being added to approval requiring foul and surface water to be drained on separate systems and the submission and approval of a surface water drainage scheme. Merseyside Environmental Advisory Service The applicant has submitted a Bat emergence/re-entry survey report in accordance with Local Plan policy NH2 (Inspection and assessment for bats and breeding birds with dusk survey results, Demolition followed by redevelopment, Blundell Arms, 34 Upper Aughton Road, Southport, Tyrer Ecological Consultants Ltd, 4 June 2019). The survey meets BS 42020:2013 and is acceptable. The report states that no evidence of bat roosting was found. The Council does not need to consider the proposals against the three tests (Habitats Regulations). The existing building on site does however have numerous potential bat roost features which will be lost once the existing building is demolished. To mitigate for this loss details of bat boxes (e.g. number, type and location on an appropriately scaled plan) that will be erected on the site for agreement with the Council are required. This can be secured by a suitably worded planning condition. The proposed development will result in the loss of bird breeding habitat and Local Plan policy NH2 applies. To mitigate for this loss, details of bird nesting boxes (e.g. number, type and location on an appropriately scaled plan) that will be erected on the site for agreement with the Council are required. This can be secured by a suitably worded planning condition. Neighbour Representations 35 letters were sent to neighbouring properties on Clarence Road, Everton Road and Upper Aughton Road on 8th January 2019. These properties, along with other third parties who made representations, were notified again on the 25th July 2019 following the receipt of amended plans. Objections A petition with 109 signatories objecting to the proposal has been submitted, endorsed by Councillor Brodie-Browne. The points of objection relating to the loss of the public house are that it will be the loss of a facility that once provided: - A popular venue for families who enjoyed televised sports, live acts, talent competitions, DJs, karaoke, quiz nights and socialising with friends and family - A regular venue for local people to celebrate special occasions in its large function room - Hosting Saturday and Sunday league football teams, pool teams, mixed & women- only darts teams and dominoes teams - Hosting for a pensioner's bingo club and a meeting place for vulnerable adults - Hosting for community fun days, scooter rallies and bungee jumping events - Long term employment for adults with Special Education Needs - The original home for 38 years to the Bothy Folksong Club, from the Club's inception in 1965. The petition then states what their alternative use would provide, but such matters are not material considerations as this proposal must be assessed against what has been submitted and not against what has not been submitted. Similarly, a large number of the following objections promote an alternative community use but this cannot be given any weight in the consideration of this application. 43 letters of objection have been received, 37 of which are from various roads within Southport along with one from Formby, one from Manchester and four from unnamed properties. As above, any comments regarding supporting an alternative use must be disregarded but the following material considerations are raised: - The loss of the public house is contrary to the requirements of Paragraph 92 of the National Planning Policy Framework (NPPF) as it would remove a valued facility - Loss of a facility is queried given the increase in housing development within Southport - Loss of the public house reduces employment in the area - Loss of the only family pub in the area - Loss of a meeting place has a detrimental impact on the quality of life/health of the community - Loss of the building detrimentally impacts fond memories of the area - The refurbishment and reuse of the building would be more beneficial to the character of the area than its demolition - Too many pubs and community buildings (such as libraries) are being lost in Southport - Concern about the impact of the development on the living conditions of properties on Clarence Road with particular regard to poor outlook and loss of light. - The Blundell Arms is a great example of a local vernacular style and will be replaced by very ordinary generic houses - The vernacular of Birkdale is being weakened/watered down with such new developments replacing older buildings - The development will be out of character with the area compared to the wonderful old building - The retention of the pigeon racing club will result in an incongruous development - The demolition of the building will reduce habitat/roosting for bats - Queried the extent and detail of the submitted street views (subsequently amended) - No need for further housing in Southport Other non-material considerations such as the profit to be generated by the developer or concern over development elsewhere in Southport and concern that such development is for visitors rather than residents have also been raised. Support A petition in support of the proposal, with 30 signatories, and endorsed by Councillor Brough, has been submitted in support of the proposal.
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