Agenda item

Recommended for Approval.

The Head of Planning and Building Control recommended that in respect of applications 3/17/1491/FUL and 3/17/1492/LBC, planning permission and listed building consent be granted subject to the conditions detailed in the report now submitted.

The Head summarised the application and detailed the relevant planning history.  Members were advised of representations from Aston Parish Council and the applicant regarding the designation of the building as a community asset and this was summarised in the additional representations summary.

The Head advised that the layout, scale and detailed design of the development would be sympathetic to the character of the area and would provide wider enhancement to the setting of the listed building and the conservation area and would also secure the long term viability of the listed barn.

Members were advised that local concern over the reduction in size of the public house was outweighed by the evidence of the unviability of the pub over a period of time.  A retained facility on the site would be of benefit to the village which had other similar facilities.

The Head advised that limited parking was a concern but overall Officers considered that the application was in accordance with local and national policies.  

Mr Stimpson addressed the Committee in objection to the application.  Mr West and Mr Ritter spoke for the application.  Councillor S Brown addressed the Committee as the Chairman of Aston Parish Council.

Councillor T Stowe emphasised that he intended to address the Committee as a local ward Member and not as a Member of the Committee.  He addressed the Committee then left the Council Chamber and took no part in the debate or vote.

Councillor D Andrews commented that it was always sad and unappetising to see pubs being shut in the villages Members and residents enjoyed.  He referred to this pub as being closed for a very long time. 

Councillor D Andrews stated that he was content with the concept of infilling but was troubled by the concept of a micro pub.  He sought clarification from Officers as to the viability of a micro pub as there had been doubt expressed in that regard.  Following questions from Councillor R Brunton and the Chairman regarding viability and sustainability, the Head referred Members to policy STC8 and the points raised in paragraph 8.4 onwards of the report submitted.

The Head reminded Members that policy STC8 covered the loss of an asset such as a public house and such a loss would not be permitted which would result in a significant reduction in the level of such provision locally.  Officers had assessed the availability of similar local provision and whether the pub could come forward as a viable option as well as the length of time it had been vacant when making their recommendation for approval.

Councillor P Boylan commented on the apparent lack of conditions regarding the concerns raised by East Herts Environmental Services and access for refuse freighters to top and empty bins from the centralised collection point.  He also commented on parking standards and the apparent lack of availability of any on-street parking on very narrow lanes.

The Head advised Members that the planning conditions and condition 21 in particular covered the point regarding refuse collections.  The matter of parking was covered in paragraph 8.18 of the report submitted and Officers had made a balanced judgement that the provision was acceptable in this location.  Members were further advised that Officers had made a judgement that the application was acceptable and further information was not required as to the viability of the unit.

In reply to a comment from Councillor M Allen, the Head confirmed that Highways Officers were content with the application in terms of highways safety.

Councillor M Allen proposed and Councillor D Andrews seconded, a motion that application 3/17/1491/FUL be refused on the grounds that the proposed development would result in a reduction in the size of the existing public house and insufficient information had been submitted to demonstrate the long term viability of the retained facility, contrary to policy STC8 of the East Herts Local Plan Second Review April 2007 and Section 3 of the National Planning Policy Framework.  Inadequate provision had been made within the site for the parking of vehicles in accordance with the council's adopted standards for car parking provision and therefore be contrary to policy TR7 of the East Herts   Local Plan Second Review April 2007 and Supplementary Planning Document Vehicle Parking Provision 2008.

After being put to the meeting and a vote taken, this motion was declared CARRIED. 

Councillor M Allen proposed and Councillor D Andrews seconded, a motion that application 3/17/1492/LBC be refused on the grounds that the proposed development would result in a reduction in the size of the existing public house and would be harmful to the character, appearance and historic interest of the listed building, contrary to Section 12 of the National Planning Policy Framework.

After being put to the meeting and a vote taken, this motion was also declared CARRIED.  The Committee rejected the recommendations of the Head of Planning and Building Control as now submitted.

RESOLVED – that (A) in respect of application 3/17/1491/FUL, planning permission be refused for the following reasons:

1     The proposed development would result in a reduction in the size of the existing public house. Insufficient information has been submitted in regards to demonstrating the long term viability of the retained facility,          contrary to policy STC8 of the East Herts Local Plan Second Review April 2007 and Section 3 of the National Planning Policy Framework. 

2     Inadequate provision is made within the site for the parking of vehicles in accordance with the council's adopted standards for car parking provision. The proposal would be likely to result in on-street parking, causing obstruction to the free and safe flow of traffic, thereby exacerbating traffic congestion and safety on the nearby road network.  The proposal would therefore be contrary to policy TR7 of the East Herts        Local Plan Second Review April 2007 and Supplementary Planning Document Vehicle Parking Provision 2008.

(B)   in respect of application 3/17/1492/LBC, listed building consent be refused for the following reason:

1.           The proposed development would result in a reduction in the size of the existing public house and would be harmful to the character, appearance and historic interest of the listed building, contrary to Section 12 of the National Planning Policy Framework.