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Trevor Hobday MRTPI
1.1 In September 2017, the Local Planning Authority (LPA) was informally approached by my client, one of the partners in the project (Charles Miller RICS), in order to ascertain the likelihood of support being forthcoming from the LPA for the project and the change of use of the premises to a "micro-pub". It is clear from the response received (email dated 8th September 2017) from the Chief planning officer, that the principle of the change of use was acceptable and clearly fell with the current development plan policy. There have been subsequent discussions with the LPA and whilst no formal application has yet been submitted, the LPA has been provided with additional information setting out the business case. 1.2 My clients are currently liaising with the Fire Authority in order to ensure that all current such regulations can be met. My clients have been advised that they can.
2.1 The proposal seeks consent for the change of use of the existing premises from retail to a micro pub. The premises are vacant and have been so for the past 4 years. 2.2 In terms of the proposal, the submitted drawings set the content in terms of the proposed ground floor layout. At this juncture, it is not proposed to make any alterations to the external fabric of the premises; the front elevation will remain and an application under the advertisement regulations will be submitted in due course. 2.3 In terms of overall floor area, 87 Metres. 2.4 For the avoidance of doubt and in the interests of clarity, my clients require an open and unrestricted planning consent for the change of use. That is, they require planning consent to use the premises as a micro pub on seven days a week (Monday-Sunday). As they have already indicated in previous discussions and meetings with the LPA, it is extremely unlikely that they will be open on all of these days. However, they require the flexibility to be able to open on specific days (Bank Holidays, National Holidays) without the impediment of having to seek specific consent for days that might not be included in a restricted planning consent. My clients will accept a planning condition that limits the opening hours on the days when open to the following: Monday-Sunday 1200-2230.
3.1 In essence, the current development plan indicates that the application site lies within the designated commercial centre where mixed commercial and residential co-exist. There is no specific planning policy within the development plan that explicitly prohibits, in land use terms, the change of use my clients seek. 3.2 Further, within a radius of 100 m of the application site, there are at least 10 commercial/retail activities that operate unrestricted hours until very late in the evening. 3.3 The application site lies within the designated Conservation Area. The premises have been vacant for 4 years and have created, in effect, a "dead frontage" in this part of the
Conservation Area. The introduction of the proposed use will re-vitalise this part of the commercial area and introduce a use entirely compatible with adjacent uses and in accord with the requirements of the current development plan. The proposal will have no adverse effect upon the integrity of the Conservation Area.
4.1 In an assessment of the application against the policies of the development plan, the proposed use accords with the requirements thereof. The offer of restricted opening hours, albeit within a recognised commercial frontage within the town centre, will more than mitigate any likely impact upon potential residential occupiers at first floor level given that they reside within the town centre.
4.2 The site lies within the Conservation Area; the premises are not listed. It is proposed to submit an application under the Advertisement regulations after the change of use application is determined.
5.1 The planning application seeks consent for the change of use of vacant commercial premises into a micro-pub. The site is located within a frontage of commercial premises and is within the town centre. In land use terms the proposed change of use complies with the policies of the current development plan. 5.2 We have proposed a condition that restricts our hours of opening which will adequately mitigate any potential conflict with residential users at first floor. 5.3 It is respectfully requested that planning permission is granted.
Trevor Hobday MRTPI 16 October 2017
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