Agenda item

Recommended for Approval.

Mr Nicholas Lines addressed the Committee in support of the application.

The Director of Neighbourhood Services recommended that, in respect of application 3/12/0922/FP, planning permission be granted subject to the conditions detailed in the report now submitted.

The Director referred Members to the additional representations summary, in particular the extra conditions suggested by Environmental Health Officers regarding air extraction and filtration.  Councillor T Page stated that this application was a great idea and he would gladly support approval of planning permission.

Councillor E Bedford was also supportive of the application. He stated however that he had concerns over the loss of the timber shop frontage in the conservation area of Bishop’s Stortford.  The Director commented that cost may well have been the reason why an aluminium shop frontage was proposed.  A condition regarding the retention of the wooden shop frontage could be attached, if approved.

Councillors E Bedford and A Burlton both commented that the cost should not be an issue and the wooden frontage should be retained.

Councillor D Andrews referred to the proposed A3 use and commented on the size of extraction and filtration equipment.  He stated that the equipment should be in proportion whilst being sufficient to prevent harm to the neighbourhood should another user of the site wish to cook and prepare more food on site than was proposed by this application.

The Director stressed that this issue was a balance of not being overzealous whilst having necessary controls in place should a future occupier of the site undertake more food preparation and cooking than was proposed as part of this application.

Members were advised that the Committee could defer the application to allow reconsideration of the materials for the shop frontage.

Councillor T Page stated that a number of retail units in Bishop’s Stortford already had aluminium shop frontages and there was no need to defer this application.  The Director suggested that the conditions could be amended to seek to include a more proportionate wording regarding the extraction and filtration equipment on this site.

After being put to the meeting and a vote taken, the Committee supported the recommendation of the Director of Neighbourhood Services as now submitted.

RESOLVED – that in respect of application 3/12/0922/FP, planning permission be granted subject to the following amended conditions:

1.            Three Year Time Limit (1T12)

2.            Approved Plans (2E10) - Insert 2568-03 and 2568-04.

3.            Prior to any building works being first commenced, detailed drawings of the replacement shop front including a section of the glazing and frame and the colour of the frame shall be submitted to and approved in writing by the Local Planning Authority, and thereafter the development shall accord with the approved details.

        Reason: In the interest of the appearance of the development in accordance with policies ENV1, BH5 and BH14 of the East Herts Local Plan Second Review April 2007.

4.            Prior to the commencement of the new use hereby permitted, a scheme for the extraction and filtration of cooking fumes shall be submitted to and approved in writing by the Local Planning Authority.  Such approved details shall thereafter be implemented, retained and maintained unless otherwise agreed in writing by the Local Planning Authority. 

Reason: In the interest of the appearance of the development in accordance with policy ENV1 of the East Herts Local Plan Second Review April 2007.

Summary of Reasons for Decision

The proposal has been considered with regard to the policies of the Development Plan (East of England Plan May 2008, Hertfordshire County Structure Plan, Minerals Local Plan, Waste Local Plan and the saved policies of the East Herts Local Plan Second Review April 2007, and in particular policies TR7, STC3, ENV1, BH5 and BH14) and the National Planning Policy Framework.  The balance of the considerations having regard to those policies and the limited harm to the vitality and viability of this part of South Street or the town centre as a whole is that permission should be granted.