Issue - meetings

(All Members declared that they had been lobbied on Agenda Item 4(1).)

1.     The Committee considered a report (Agenda Item 4(1)) concerning Planning Application 20/02245/FUL in respect of Swan Inn, Newbury Road, Great Shefford, Hungerford, RG17 7DS.

2.     Mrs Sian Cutts, Senior Planning Officer, introduced the report to Members, which took account of all the relevant policy considerations and other material planning considerations. In conclusion the report detailed that the proposal was acceptable in planning terms and officers recommended that the Head of Planning and Development be authorised to grant planning permission, subject to the conditions outlined in the main and update reports.

3.     The Chairman asked Mr Paul Goddard, Team Leader (Highways Development Control), if he had any observations relating to the application. Mr Goddard stated that the access is existing, long-standing, and should raise no issues. Mr Goddard stated that research has shown that only 30% of traffic around a new commercial development is new to the network, and Highways had concluded that there would be no significant impact. Mr Goddard noted that there were 26 spaces of proposed parking, a reduction from 27 existing spaces. Highways does not consider that loss of one parking space enough to warrant objection. In response to objections on the basis of parking overspill, Mr Goddard stated that a proposed condition limiting open hours of the shop to prevent opening when the public house is most active should mitigate these concerns, noting that a parking survey undertaken by Highways did not find any occurrences of parking overspill.

4.     In accordance with the Council’s Constitution, Ms Sharon Brentnall, agent, addressed the Committee on this application.

Agent Representation

5.     Ms Sharon Brentnall in addressing the Committee raised the following points:

·         Since 2001, West Berkshire has lost 35 public houses, with 60% lost in the last ten years. Supermarkets are undercutting pub prices, and it is essential for rural pubs to remain viable through diversifying their offering.

·         The public house has an excellent reputation, but the Covid-19 pandemic has underlined that financial viability cannot always be guaranteed.

·         A new focus on sustainability has forced public houses to look at how they can support local areas, and this proposal for a farm shop underpinned by a local supply chain for produce supports that. This supports local suppliers and creates benefits for the wider community.

·         The farm shop will be run by the public house, and not as a separate entity, and will be a linked business so that a customer can visit both. Additionally, the produce in the farm shop will be used in the meals the public house prepares.

·         The applicant is happy to follow all conditions set by Planning, particularly the condition limiting opening hours, noting that farm shops and public houses have different peak times. To address concerns, the applicant has entered into an agreement with a local business to ensure that staff can park off-site, and the applicant is willing to address concerns about non-customers using the parking site.

·         The applicant  ...  view the full minutes text for item 40