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8. Supporting Docs.Pdf Development Control Committee B th Wednesday, 9 November 2016 Supporting Documents 1. 11-13 Queen Road 2. Police Dog & Horse Training Centre Clanage Road 3. 112 Coombe Lane Supporting Documents 1. 11-13 Queens Road 1. Supporting Planning Statement 2. Site Location plan 3. Existing plan 4. Proposed general layout plan June 2016 Supporting Planning Statement Planning application for the change of use to allow a coffee shop (mixed A1/A3 use) 11-13 Queens Road, Bristol BS8 1QE Prepared for: Costa Ltd Prepared by: Savills 12 Windsor Place Cardiff CF10 3BY Contents Contents .................................................................................................................................................. 1 1. Introduction ............................................................................................................................... 3 1.1. Introduction .............................................................................................................................. 3 2. Site Description ......................................................................................................................... 5 2.1. Site Description ....................................................................................................................... 5 3. Planning History ........................................................................................................................ 6 3.1. Planning History ...................................................................................................................... 6 4. The Proposals............................................................................................................................ 9 4.1. The Proposals ......................................................................................................................... 9 4.2. Costa Coffee Profile ................................................................................................................ 9 4.3. Opening Hours ...................................................................................................................... 10 5. Use Class Issues ..................................................................................................................... 11 5.1. Introduction ............................................................................................................................ 11 6. Planning Policy Assessment and Material Considerations ................................................ 14 6.1. Introduction ............................................................................................................................ 14 6.2. National Planning Policy ....................................................................................................... 14 6.3. Development Plan Policies ................................................................................................... 15 6.4. Other Considerations ............................................................................................................ 25 7. Conclusions ............................................................................................................................. 27 7.1. Conclusions ........................................................................................................................... 27 Appendix 1 – Appeal decision for 87-89 Park Street, Bristol Appendix 2 – Appeal decisions for Costa uses at Whiteladies Road and Gloucester Road, Bristol Appendix 3 - Summary of Relevant Appeal Decisions Appendix 4 - Extracts from Allegra Research into Coffee Shops Supporting Statement (June 2016) Page 1 Appendix 5 – Patronage Survey Data Supporting Statement (June 2016) Page 2 1. Introduction 1.1. Introduction 1.1.1. This statement sets out the justification for the planning application for the change of use of a retail unit under temporary lease to an A1 user for a mixed A1/A3 coffee shop, to allow occupation by Costa Coffee. 1.1.2. This statement deals solely with the change of use of the floor space shown on the accompanying plans, including the use of the pavement for outdoor seating. Separate applications will be made for signage alterations and there is no requirement to make any changes to the shopfront. 1.1.3. The statement sets out the background to Costa Coffee, its profile and its operation. It also examines the key issues with regard to locating the premises within this frontage and considers in detail the use class of the operation in the context of the National Planning Practice Guidance (NPPG) and the, now replaced, Circular 03/2005: ‘Changes of Use of Buildings and Land’ (March 2005). 1.1.4. The statement examines the relevant planning policies and the material considerations in support of the proposed change of use. 1.1.5. The main conclusion from the analysis is that the proposals are considered compliant with the various development plan documents and in line with the positive approach set out within the NPPF. Important Background 1.1.6. The application is submitted in parallel to an appeal against the refusal of planning permission in September 2015 for the change of the use of the unit from A1 to A3. 1.1.7. The appeal (reference APP/Z0116/W/15/3141401) has recently been given a new start date as the method of appeal has changed from written representations to a hearing. 1.1.8. This application has been submitted following an agreement to lease the premises between the landlords and Costa Ltd, subject to obtaining planning approval. 1.1.9. Whilst the refusal of A3 use and the ongoing appeal provide important context to this application, it is important to take into account that since the refusal, there have been two significant and material changes which can allow the Authority to support this planning application. These are explored in full throughout the remainder of this statement but in summary, the significant changes are: . That the application is for a mixed A1 / A3 coffee shop and not a purely A3 restaurant use. This is a significant material consideration within the context of how the use will compliment the surrounding uses and have a positive impact upon the primary shopping frontage and footfall patterns. Supporting Statement (June 2016) Page 3 . An appeal has been allowed at 87 / 89 Park Street for a change of use from Class A1 to Class A3. The Inspector’s decision provides some very pertinent interpretation of key policy BCAP13, whereby if the same logic is applied to this proposal, it can be considered fully compliant. 1.1.10. It is also highly material that the purpose of this application is to allow a relocation of the existing Costa use which trades from Unit 4, 70-78 Queens Road. A successful application will create a vacant unit at 70-78 Queens Road, which would then be put to the market. 1.1.11. Furthermore, two highly significant appeals were allowed in favour of Costa Coffee uses within Bristol City Council in 2012. The Inspector found specific merit in the coffee shops, which is material in this case given the occupier and the specific use applied for. 1.1.12. It is hoped that the application can be dealt with in advance of a hearing taking place in relation to the parallel appeal. However, the evidence submitted by the landlord’s consultants in support of their A3 proposals will be referred to throughout this statement given that it is highly relevant and supportive of the case for an approval. Summary of Material Considerations 1.1.13. This statement identifies that there are a number of key material considerations in favour of the proposed change of use, including: . The use is a quasi retail use given the mixed A1/A3 description and the contribution that off site sales of sandwiches and drinks make in terms of Class A1 sales; . The premises are currently occupied by charity on a temporary lease. Occupation by Costa will represent a significant investment in the building and provide stability of tenure to improve vitality and viability of the frontage; . The proposals are materially different to the application for a change of use refused previously on the site; . Evidence provided indicates that the Costa Coffee outlet will generate high levels of footfall, commensurate and purely Class A1 uses; and . A large number of appeal decisions have recognised the benefits of locating A1/A3 coffee shops within prime retail frontages and in particular, several decisions since the publication of the National Planning policy Framework (NPPF) (March 2012) have supported coffee shop uses in prime retail frontages where policies seeking to prevent loss of A1 use have been considered out of date. The most recent appeal within the same Primary Shopping Frontage (87 Park Street) provides a clear steer that this application should also be approved. 1.1.14. There is a presumption in favour of sustainable forms of development set out within the NPPF (March 2012) and supporting NPPG (March 2014). This statement sets out the reasoning behind why the application can be supported and approved. Supporting Statement (June 2016) Page 4 2. Site Description 2.1. Site Description 2.1.1. This application relates to the ground floor of 11-13 Queen’s Road, Bristol and a small area proposed for external seating adjacent to the shop frontage. 2.1.2. Whilst currently occupied by a charity shop, this lease is temporary and no permanent occupier has been found since Kathmandu vacated the premises in April 2016. 2.1.3. The lawful use of the application premises is Class A1. 2.1.4.
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