Conversion of and alterations to public house/inn to form two dwellings (including demolition of rear extensions); conversion of and alterations to holiday accommodation block to form one dwelling (including demolition of rear extension); erection of one new dwelling

The Consultant Planner introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location, layout and elevations. 

Members had undertaken a site visit that morning and had viewed the site and had assessed the impact of a proposal on the surrounding area.

Mr G Rippon (Town Clerk), representing Bishops Castle Town Council, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15) Councillor Ruth Houghton, local Ward Councillor, made a statement and then left the table, took no part in the debate and did not vote on this item.  During her statement, the following points were raised:

·       Approval would mean the loss of a valuable community asset with associated loss of employment and loss to the local economy.

·       Proven housing need in area but for affordable and social housing

·       Request for deferral to enable the local community to apply to register the pub as an asset of community value

Mr D Price, the applicant, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees

The Consultant Planner advised Members that the HRA had been updated to take account of changes to Shropshire Council’s guidance on development in the River Clun Catchment but that the final conclusions had not changed.

In the ensuing debate, Members considered the submitted plans and noted the comments of all speakers.  Comments expressed by Members included:

·       The construction of the new property in the car park constituted overdevelopment of the site especially within the curtilage of the listed building

·       The use of the wood cladding was out of keeping with the other buildings in the area.

·       Closure of community assets should be avoided

        RESOLVED:

That, contrary to the Officer’s recommendation, planning permission be refused for the following reasons:

1)    The applicant has not adequately demonstrated that Boars Head cannot operate as viable business and the proposal would result in the permanent loss of a local community facility to the detriment of the social and economic vitality and quality of life of the community in Bishops Castle contrary to the aims of Core Strategy Policies CS8 and Policy CS15, and paragraphs 83 and 92 of the National Planning Policy Framework (NPPF). These policies seek to ensure the retention of, and guard against the unnecessary loss of, valued facilities and services, particularly where this would reduce the community's ability to meet its day-to-day needs, and to ensure that they are retained for the benefit of the community.

2)    The proposal represents overdevelopment of the site giving rise to less than substantial harm to the significance of a designated heritage asset, (the Boars Head, a Grade II Listed Building), as well as being out of character in terms of density and design with the nature of development in the locality and providing inadequate elements of residential amenity/open space to the potential occupiers of the properties. As such the proposal would be contrary to the Core Strategy, Policy CS6 and Policy CS17, the Shropshire Council Site Allocations and Management of Development (SAMDev) Plan, Policy MD2 and Policy MD13 and paragraph 196 of the National Planning Policy Framework. These negative impacts are not outweighed by any public benefits of the proposal