Agenda item

PROPOSAL: Change of use and conversion of public house into 4No. 3 bed flats, erection of part single and two storey rear extension together with external alterations to fenestration and roof.

 

Mr Stone spoke against the application.

 

Councillor Bambridge spoke under Council Rule 20.1.

 

Councillor Yates spoke under Council Rule 20.1.

 

It was proposed by the Chair and seconded by the Vice-Chair:

 

THAT the officer’s recommendation be adopted, namely that the application be deferred and delegated to officers, for approval, subject to the submission of a signed unilateral undertaking within 6 months securing the SAMM contribution and following safeguarding conditions:

 

1.  The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

GROUND:

In accordance with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Purchase Act 2004).

 

2.  The proposed development shall be carried out in accordance with the submitted application and the approved drawings numbered 2418/07b (received 14/02/24), 2418/08, 2418/09a (received 14/02/24), 2418/10, 2418/11a, 2418/12.

 

GROUND:

To secure the proper development of the area.

 

3.  The external materials and external finishes to be used in the extensions hereby approved shall be of the same colour, finish and texture as those on the existing property.

 

GROUND:

In the interests of visual amenity in accordance with Policies QD02 and HE02 of the Thanet Local Plan.

 

4.  The area shown on the approved plan numbered 2418/07b for vehicle parking and manoeuvring areas, shall be kept available for such use at all times and such land and access thereto shall be provided prior to the first occupation of the dwelling hereby permitted.

 

GROUND:

To provide satisfactory off street parking for vehicles in accordance with Policy TP06 of the Thanet Local Plan and the advice contained within the NPPF.

 

5.  The development hereby approved shall incorporate a bound surface material for the first 5 metres of the access from the edge of the highway.

 

GROUND:

In the interests of highway safety, in accordance with the advice contained within the NPPF.

 

6.  The development hereby permitted shall incorporate measures to prevent the discharge of surface water onto the highway.

 

GROUND:

In the interests of highway safety, in accordance with the advice contained within the NPPF.

 

7.  Prior to the commencement of the development hereby permitted, details of the electric vehicle charging points to be provided within the development, including their location and design, shall be submitted to and approved in writing by the Local Planning Authority. The electric vehicle charging points shall be in the form of one active charging point per allocated parking space, and one active charging point per ten unallocated parking spaces. The electric vehicle charging points shall be provided prior to the first occupation of the development and thereafter maintained.

 

GROUND:

To protect air quality, in accordance with Policy of the Thanet Local Plan and the advice as contained within the NPPF.

 

8.  Prior to the first occupation of the development, the secure cycle parking facilities, as shown on approved drawing No 2418/07b shall be provided and thereafter maintained.

 

GROUND:

To promote cycling as an alternative form of transport, in accordance with Policy TP03 and SP43 of the Thanet Local Plan.

 

9.  Prior to the first occupation of the development hereby permitted the refuse storage areas shown on the approved plan shall be provided and thereafter retained.

 

GROUND:

In the interests of visual amenity and highway safety in accordance with Policy QD02 of the Thanet Local Plan and the National Planning Policy Framework.

 

10.Prior to the first occupation of the development hereby approved, full details of both hard and soft landscape works, to include:

a.  species, size and location of new trees, shrubs, hedges and grassed areas to be planted

b.  the treatment proposed for all hard surfaced areas beyond the limits of the highway

c.  walls, fences, other means of enclosure proposed shall be submitted to, and approved in writing by, the Local Planning Authority.

 

GROUND:

In the interests of the visual amenities of the area and to adequately integrate the development into the environment in accordance with Policies QD02 and GI04 of the Thanet Local Plan.

 

11.All hard and soft landscape works, including ecological enhancement features, shall be carried out in accordance with the approved details. The works shall be carried out prior to the first occupation/use of any part of the development, or in accordance with a programme of works to be agreed in writing with the Local Planning Authority. Following completion of the landscape and enhancement works, photographic evidence of implementation shall be submitted to and approved in writing by the Local Planning Authority in order to verify the works have been completed in accordance with the approved plans, and to enable the full discharge of this condition. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species as those originally planted, unless written approval to any variation is provided by the Local Planning Authority. All ecological enhancement features shall thereafter be maintained.

 

GROUND:

In the interests of the visual amenities of the area, biodiversity enhancement, and to adequately integrate the development into the environment in accordance with Policies QD02, SP30 and GI04 of the Thanet Local Plan.

 

12.A landscape management plan (including long term design objectives), management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its approved use. The amenity areas shall be managed in accordance with the approved landscape management plan in perpetuity.

 

GROUND:

In the interests of the visual amenities of the area and to adequately integrate the development into the environment in accordance with Policies QD02 and GI04 of the Thanet Local Plan.

 

13.Within 3 months of works commencing an ecological enhancement plan must be submitted to the Local Planning Authority for written approval. The plan must demonstrate that ecological enhancement features will be integrated into the buildings and within the site boundaries. The approved details will be implemented and thereafter retained.

 

GROUND:

To enhance biodiversity in accordance with policy SP30 of the Thanet Local Plan.

 

14.Prior to the installation of any external lighting a "lighting design strategy for biodiversity" for the site boundaries has been submitted to and approved in writing by the local planning authority. The lighting strategy shall

a.  Identify those areas/features on site that are particularly sensitive for badgers and bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory;

b.  Show how and where external lighting will be installed so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory.

c.  Details of the types of lighting to be used including their fittings, illumination levels and spread of light

 

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy and these shall be maintained thereafter in accordance with the strategy.

 

GROUND:

In order to limit the impact upon protected species that may be present, in accordance with Policy SP30 of the Thanet Local Plan and the advice as contained within the NPPF.

 

15.Existing trees, shrubs and hedgerows identified for retention within the development site or existing trees growing on an adjacent site, where excavations, changes to land levels or underground works are within the crown spread, shall be protected in accordance with BS 5837 2012 using the following protective fence specification - o Chestnut paling fence 1.2m in height, to BS 1722 part 4, securely mounted on 1.7m x 7cm x 7.5cm timber posts driven firmly into the ground. The fence shall be erected below the outer most limit of the branch spread or at a distance equal to half the height of the tree, whichever is the furthest from the tree, unless otherwise agreed in writing with the Local Planning Authority. The protective fencing shall be erected before the works hereby approved or any site clearance work commences, and shall thereafter be maintained until the development has been completed. At no time during the site works shall building materials, machinery, waste, chemicals, stored or piled soil, fires or vehicles be allowed within the protective fenced area. Nothing shall be attached or fixed to any part of a retained tree and it should not be used as an anchor point. There shall be no change in the original soil level, nor trenches excavated within the protective fenced area.

 

GROUND:

To Protect existing trees and to adequately integrate the development into the environment, in accordance with Thanet Local Plan Policy QD02.

 

16.The extension hereby permitted shall be constructed to a high standard of energy efficiency to the equivalent of Level 4 of the Code for Sustainable Homes, unless otherwise agreed in writing by the Local Planning Authority.

 

GROUND:

All new buildings and conversions of existing buildings must be designed to reduce emissions of greenhouse gases and have resilience to function in a changing climate, in accordance with Policy QD01 of the Thanet Local Plan.

 

17.The development hereby permitted shall be constructed in order to meet the required technical standard for water efficiency of 110 litres/person/day, thereby Part G2 Part 36 (2b) of Schedule 1 Regulation 36 to the Building Regulations 2010, as amended, applies.

 

GROUND:

Thanet is within a water stress area as identified by the Environment Agency, and therefore new developments will be expected to meet the water efficiency optional requirement of 110 litre /person/day, in accordance with Policy QD04 of the Thanet Local Plan.

 

Upon being put to the vote, the motion was declared LOST.

 

Councillor Albon proposed, Councillor Bayford seconded that the application be refused on the ground that “The proposed development would result in the loss of a community facility without sufficient justification, and it is not considered that alternative local provision accessible to the local community is available to meet its day to day needs, with the harm not outweighed by any public benefits, contrary to Policy CM02 of the Thanet Local Plan”.

 

Upon being put to the vote, the motion was declared CARRIED.