Agenda item

Application Proposal: Repairs & alterations to existing Forge Building to provide additional guest accommodation in conjunction with use of the remainder of the property as bed & breakfast accommodation

The Case Officer presented his report to members. He explained that the application formed part of a wider scheme where the main property was used as bed and breakfast accommodation, following approval for this use in 2016. It was now proposed to provide additional accommodation in the forge building. He advised members that there was also a listed building application which was also included on the agenda for consideration.

Using a PowerPoint presentation, he provided images to show the site and surrounding area, explaining that works on site were largely complete following the 2016 planning approval. He pointed out the prominent position of the building in the High Street and provided images to show the main building, the forge building and the proposed parking area. He explained that the alterations would not be visible from the highway.

He also provided images to show the proposed floor plans and elevations, explaining that there were three suites proposed for the first floor and one suite on the ground floor.

He explained to members that local residents had raised concern over the lack of parking spaces available.

A representative from the Town Council addressed members. He explained that the Town Council offered support to the application, however commented that car parking was a concern. He suggested that the applicant had made provision for some off-site parking, which the Town Council welcomed.

The planning agent addressed the committee. He advised members that the application was part of a wider development following approval for conversion to bed and breakfast use in 2016. He pointed out to members that all statutory consultees supported the application, including the Town Council. He added that there were letters of support received from local residents. He explained that the property had been significantly improved.

He noted that there were concerns over parking, however he informed members that the application provided the necessary levels of parking. The confirmed that the applicant had agreed to work with the Town Council to consider suitable off-site parking arrangements. He explained that the building would be unsuitable for use as a workshop or as a residential unit, adding that this would be a viable use for the building.

Councillor Anna Groskop, Ward Member, offered her support to the application, however advised that car parking in Bruton was an ongoing issue. She explained that there were terrible problems with parking close to the site, however pointed out that this was not the applicants fault. She hoped that work could be done to encourage visitors not adding to the car parking problem, such as public transport or off-site parking. This suggested the use of an informative.

During the discussion, members offered their support and agreed that car parking in Bruton was a concern.   

The Senior Planning Advisor confirmed that a planning condition could be added to ensure that a ‘Tourist Travel Plan’ be submitted and in consultation with the Ward Member, Somerset County Council and the Town Council, to be agreed by the Planning Department before any occupation of the development. He explained that this could include considering techniques to; encourage access to the site by means other than the private car, improve town council car parking in Bruton, improve the bespoke parking on site and provision of valet off-site parking.

It was proposed and seconded that the planning application be approved as per the officer recommendation, subject to an additional condition to ensure that a Tourist Traffic Plan was developed in conjunction with the Ward Member, Somerset County Council and Town Council to be agreed by the Planning Department.

On being out to the vote, this was carried unanimously.

RESOLVED:  that planning application 18/03100/FUL be approved, as per the officer recommendation, subject to an additional condition to ensure that a Tourist Travel Plan be submitted and approved by the Planning Department in consultation with the Ward Member, Somerset County Council and the Town Council for the following reason;

01.       The principle of development is considered to be acceptable in this location and the proposal, by reason of its size, scale and materials, respects the character of the conservation area, and causes no demonstrable harm to residential amenity, the character and setting of the listed building, and highway safety in accordance with the aims and objectives of Policies SS1, SD1, EQ2, EQ3, TA5, and TA6 of the South Somerset Local Plan and the aims and provisions of the NPPF.

Subject to the following conditions;

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

            Reason:  To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02.       The development hereby permitted shall be carried out in accordance with the following approved plans and drawings. The external surfaces of the development shall be of materials as indicated in the application form and no other materials shall be used without the prior written consent of the local planning authority.

            Plans Titled-

            -056.000 A Location Plan

            -0560.P.019 Block Plan

            -0560.P.017 Forge Elevation as Existing

            -0560.P.018 A Forge as Proposed

            -0560.P.030 Proposed Parking Plan

            -0560.P.016 Forge Floor Plans

            -0560.SK.10 Proposed Forge Internal Elevation

            Reason: For the avoidance of doubt and in the interests of proper planning.

03.       No work shall be carried out fit the new staircase until details of the new staircase, including detailed design, materials and finish are to be submitted to and approved in writing by the Local Planning Authority. This will include detailed drawings including sections of at least 1:5. Such approved details, once carried out shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: To safeguard the significance of the heritage asset, in accordance with the provisions of chapter 12 of the National Planning Policy Framework and policy EQ3 of the South Somerset Local Plan (2006-2028).

04.       No work shall be carried out to fit any new WCs, Bathrooms, Kitchens or Utility rooms unless details of all new services to such rooms, including details of routes of foul water and any ventilation or extraction have been submitted to and approved in writing by the Local Planning Authority. Such approved details, once carried out shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: To safeguard the significance of the heritage asset, in accordance with the provisions of chapter 12 of the National Planning Policy Framework and policy EQ3 of the South Somerset Local Plan (2006-2028).

05.       No work shall be carried out to fit any doors, windows, boarding or other external opening unless details of the design, materials and external finish of these elements have been submitted to and approved in writing by the Local Planning Authority. This will include detailed drawings including sections of at least 1:5. Such approved details, once carried out shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: To safeguard the significance of the heritage asset, in accordance with the provisions of chapter 12 of the National Planning Policy Framework and policy EQ3 of the South Somerset Local Plan (2006-2028).

06.       The windows comprised in the development hereby permitted shall be recessed in accordance with details to be submitted to and approved in writing with the Local Planning Authority before any windows are fitted.

            Reason: To safeguard the significance of the heritage asset, in accordance with the provisions of chapter 12 of the National Planning Policy Framework and policy EQ3 of the South Somerset Local Plan (2006-2028).

07.       No work shall be carried out to fit the roof lights unless details of the units have been submitted to and agreed in writing by the Local Planning Authority. Unless otherwise agreed in writing, the roof lights shall be top hung and flush with the roof covering. Such approved details once carried out shall not be altered without the prior written consent of the Local Planning Authority.

            Reason: To safeguard the significance of the heritage asset, in accordance with the provisions of chapter 12 of the National Planning Policy Framework and policy EQ3 of the South Somerset Local Plan (2006-2028)

08.       The area allocated for parking and turning on the submitted plan, drawing no 0560.P.030 A received 30/11/2018, shall be kept clear of obstruction and shall not be used other than for parking and turning of vehicles used in connection with the bed and breakfast use of 1 High Street, Bruton.

            Reason: In the interests of highway safety and in accordance with policies TA5 and TA6 of the South Somerset Local Plan.

09.       Before any occupation of the development hereby approved, a “Tourist Travel Plan” is to be submitted in writing and approved by the Local Planning Authoirty in consultation with the County Highways Authority, the ward member and the Town Council. The travel plan will include the consideration of some or all of the following improvements:

a)            Techniques to encourage access and egress to/from the site by means other than private vehicles

b)            Improving the existing Town Council/Town Centre car parking

c)             Improving the bespoke parking for the application site, and

d)            The provision of valet parking

The agreed measures to be implemented within 2 months of the occupation of the development.

Reason: In the interests of highway safety to comply with Policy TA5 of the South Somerset Local Plan

(voting: unanimous)