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' $ /9=""'9' +) ""' + %3 $ C' -! < <') C' C 99 REQUEST FOR REVIEW OF DECISION TO REFUSE PLANNING PERMISSION FOR THE CHANGE OF USE AND EXTENSION OF PUBLIC HOUSE TO FORM DWELLING HOUSE, BLANE VALLEY INN, 54 GLASGOW ROAD, BLANEFIELD, G63 9BP (LPA REFERENCE 20/00252/FUL) GROUNDS FOR REVIEW Submitted on behalf of Mr Ross and Mrs Alexandra Campbell by REQUEST FOR REVIEW OF DECISION TO REFUSE PLANNING PERMISSION FOR THE CHANGE OF USE AND EXTENSION OF PUBLIC HOUSE TO FORM DWELLING HOUSE, BLANE VALLEY INN 54 GLASGOW ROAD BLANEFIELD G63 9BP (LPA REFERENCE 20/00252/FUL) GROUNDS FOR REVIEW 1. Site Description: 1.1 The site the subject of this review is the former Blane Valley Inn, which ceased trading in February 2020. 1.2 The former Inn is a two-storey detached early/mid Victorian building located on the north side of Glasgow Road, Blanefield. It has a symmetrical frontage featuring a double gable, with projecting canted bay ground floor windows, a timber canopy above, with decorative corbels, and a central entrance door. The external walls are rendered and finished in white, which contrasts with a dark grey paint finish to the window casements, mullions, door and canopy. 1.3 The building is not a listed building, and the review site is not within a conservation area. 2 Relevant Planning History: 2.1 Prior to the submission of the review application the owner of the Blane Valley Inn applied for planning permission for the siting of 3 no ‘tourism pods’ with the grounds at the rear of the premises (LPA reference 19/00950/FUL). This application was submitted in an attempt to secure the financial viability of the business, and as an alternative to having to consider closure. This application was nevertheless refused for the following reason: “The proposed pods would result in a loss of residential amenity and would reduce the available parking provision for the Blane Valley Inn and increase the risk of indiscriminate parking on the public road during busy times contrary to Primary Policy 1, Primary Policy 15 (b) and Policy 15.1 of the Stirling Local Development Plan 2018 and to Draft SG Transport and Access (July, 2019).” 3. The Review Application: 3.1 The review application was submitted on 15 April 2020. It was refused on 18 June 2020 for the following reasons: Page | 1 Prepared by Michael Hyde MRTPI Planning Consultant 1 The proposed change of use is likely to diminish the range of community facilities on offer in the village and will have a significant impact on the vitality and viability of the village much to the detriment of the local community, contrary to the Spatial Strategy and Primary Policy 3 of the Stirling Local Development Plan 2018. 2 The proposed rear extension by virtue of its scale, flat roof and external finishes would have a negative impact on the character and integrity of the host building and is contrary to Policies 1.1 and 2.12 of the Stirling Local Development Plan 2018 and paragraphs 2.1, 5.2, 5.3 and 5.4 of Supplementary Guidance SG12 Residential Alterations and Extensions. 3. Relevant Development Plan Policies: 3.2 Section 25 of the Town and County Planning (Scotland) Act 1997 states that “where in making any determination under the planning act regard is to be had to the Development Plan, the determination shall be in accordance with the plan unless material considerations indicate otherwise” 3.3 The Development Plan relevant to the current planning application comprises the: x Stirling Council Local Development Plan (2018). 3.4 The following policy of the Local Development Plan were referred to in the above reasons for refusal: Primary Policy 3 (Provision of Infrastructure), which states: (a) Should no further infrastructure be provided, there will be significant infrastructure deficiencies as a result of the scale and location of development within the Plan. Management and enhancement of existing infrastructure, and reducing the demands for new infrastructure will be the preferred approach in supporting the implementation of the Spatial Strategy. (b) Land necessary for the provision of identified and anticipated infrastructure (i.e. for enhancements to the transport network as identified in National, Regional and Local Transport Strategies, and through the LDP DPMTAG Transport Appraisal, new or expanded schools, new and improved healthcare facilities and recycling Bring Sites), will be safeguarded where appropriate as shown in the Settlement Statements. Page | 2 Prepared by Michael Hyde MRTPI Planning Consultant (c) Shared use of facilities in the provision of educational, social, recreational, health and wider community infrastructure will be supported. The loss of services through changes of use/demolition, where they serve an important community and/or employment function (e.g. post offices, pharmacies), will also be resisted. (d) Continuing enhancement of digital communications infrastructure will be encouraged in accordance with the principles set out in SPP. In particular, developers will be required, in consultation with service providers, to install the necessary infrastructure to enable fibrebased high-speed broadband in new homes and business premises. (e) Where appropriate, transport infrastructure corridors, sustainable drainage elements, open space and Green Corridor provision etc., should be integrated with the Green Network (see Policy 1.3 and SG: Green Networks and Open Space). Policy 1.1 (Site Planning) which states that all new development, including alterations and extensions to existing buildings, are required to contribute, in a positive manner, to quality of the surrounding built and natural environment. All proposals are therefore expected to meet the following criteria (where relevant): (a) The siting, layout and density of new development should; contribute towards or create a coherent structure of streets, spaces and buildings; respect, complement and connect with its surroundings; be safely accessed; and create a sense of identity within the development. (b) All new development should consider and respect site topography, and any surrounding important landmarks (built or natural), views or skylines. (c) The design should be appropriate to both any building to which it relates, and the wider surroundings in terms of appearance, position, height, scale, massing, and should use materials, finishes and colours which complement those prevalent. (d) In urban settings in particular, buildings should be positioned so as to respect an existing building line or establish one where none exists. Thereafter, access, uses and orientation of principal elevations should reinforce the street or areas of open space. (e) All buildings, streets and open spaces should be considered and designed in a manner so as to create safe, accessible, inclusive places for people, which are easily navigable, particularly on foot, bicycle and public