Agenda item

(Councillor David Allen declared a personal interest in all the Agenda items by virtue of the fact that he was a Member of Newbury Town Council and the Planning and Highways Committee. He had been present when the application was discussed, but would consider the application afresh. As his interest was personal and not a prejudicial or a disclosable pecuniary interest he determined to take part in the debate and vote on the matter).

(Councillors Jeff Beck and Ieuan Tuck declared a personal interest in all the Agenda items by virtue of the fact that they were Members of Newbury Town Council. Councillor Tuck had not been present during discussions, however Councillor Beck had been present at the committee when the application was discussed. He would consider the application afresh. As their interest was personal and not a prejudicial or a disclosable pecuniary interest he determined to take part in the debate and vote on the matter).

(Councillor Swift-Hook declared a personal interest in all the Agenda items by virtue of the fact that he was a member of Greenham Parish Council and Newbury Town Council who had previously considered the application, but reported that he would view the application afresh on its own merit. Councillor Swift-Hook also reported that his use of a computer during the meeting was in order to access information on the application before him. As his interest was personal and not a prejudicial or a disclosable pecuniary interest he determined to take part in the debate and vote on the matter).

The Committee considered a report (Agenda Item 4(5)) concerning Planning Application 13/01849/LBC in respect of a change of use and conversion of the main Grade ll Listed pub building and two outbuildings into four new residential units. Demolition of rear extension to main building, garage/store and toilet blocks, extension linking main building to function suite and boundary wall adjacent to Derby Road. Hard and soft landscaping and provision of three car park spaces at Wellington Arms, 4 Andover Road, Newbury.

In accordance with the Council’s Constitution, Phil Barnet, Parish Council representative, Ian Blake, applicant/agent, addressed the Committee on this application.

Jake Brown introduced the report to Members, which took account of all the relevant policy considerations and other material considerations. In conclusion he stated that the Officer recommendation was finely balanced.

Both Mr Barnet and Mr Blake declined to address the Committee.

Councillor Ieuan Tuck proposed the application be accepted in line with Officers’ recommendation. This proposal was seconded by Councillor David Allen

RESOLVED toDELEGATE to the Head of Planning and Countryside to GRANT Planning Permission subject to the schedule of conditions (section 8.2).

CONDITIONS

Time limit

1.                  The development hereby permitted shall be begun before the expiration of three years from the date of this consent.

Reason: To comply with the requirements of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Approved plans

2.                  This listed building consent relates only to work described on the drawings and the documents identified below:

Drawing title numbers 3805 PL06 E, 3805 PL07 C, 3805 PL08 D, 3805 PL10 D, 3805 PL11 D and 3805 PL13 C received on 22^nd November 2013 and drawing title number PL01 received on 19^th August 2013;

Design and Access Statement received on 22^nd November 2013.

No work shall be carried out other than in accordance with the above drawings and documents.

Reason: To clarify what has been approved under this consent in order to protect the special architectural or historic interest of the building.

Samples of materials

3.                  No development shall commence on site until samples of the materials to be used in the development hereby permitted have been approved in writing by the Local Planning Authority. Samples shall be made available to be viewed at the site. This condition shall apply irrespective of any indications as to the details that may have been submitted with the application, and shall where necessary include the submission of samples of glass, plastic and mortar materials. Thereafter the materials used in the development shall be in accordance with the approved samples.

Reason: In the interests of visual amenity in accordance with Policies CS14 and CS19 of the West Berkshire Core Strategy 2006 - 2026.

Workmanlike Manner

4.                  The development hereby permitted shall be carried out in a proper workmanlike manner appropriate to the age and character of the building and using traditional materials and techniques except where the use of modern materials and techniques has specifically been approved by the Local Planning Authority.

Reason: To protect the special historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

Finish to match original

5.                  All works of making good and repair to the retained fabric, whether internal or external, shall be finished to match original work with regard to the methods used and to materials, colours, textures and profiles.  

Reason: To protect the special architectural or historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

New brickwork to match existing

6.                  All new facing brickwork, including works of making good, shall match the existing brickwork in terms of bricks (size, colour and texture);  mortar (mix, colour and texture); joint  profile; and bond.

Reason: To ensure that the materials are appropriate to the special architectural or historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

No alteration of architectural features

7.                  Unless such work is clearly and specifically referred to on drawings or other documents hereby approved, no existing features of architectural or historic interest such as doors, linings, shutters, panelling, cornicing, decorative plasterwork, floorboards, skirting, fireplaces, lath and plaster ceilings, wattle and daub panels shall be altered, replaced or removed until a written description of the steps to be taken has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall incorporate and be undertaken in accordance with the approved details.

Reason: To protect the special architectural or historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

Adequate protection and support

8.                  Adequate protection and support to the building and adjacent structures shall be provided at all times during the work.  Sufficient care shall be taken in the design and execution of all work, including any demolition and the preparation and the erection of any scaffolding, to ensure that no damage is incurred to the historic fabric of the building and adjacent structures.  

Reason: To protect the special architectural or historic interest of the building and adjacent structures.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

Details of external windows and doors

9.                  No development shall take place until details of all new external windows and external doors have been submitted to and approved in writing by the Local Planning Authority.  The details shall include materials and finishes, at a minimum scale of 1:20 and 1:2.  The windows and doors shall be installed in accordance with the approved details.

Reason: To protect the special architectural or historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

Details of drainage, rainwater goods, flues etc.

10.             No development shall commence, and notwithstanding what is shown on the approved drawings or other approved documents, until details of the type and location of any new drainage pipework and accessories, rainwater goods, boiler flues, extract vent grilles, meter cupboards, external lighting etc. visible external to the building, including soil vent pipe terminations, have been submitted to and approved in writing by the Local Planning Authority. No dwelling hereby permitted shall be occupied until the development has been carried out in accordance with the approved details.   

Reason: To protect the special architectural or historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

Details of specific features

11.             Prior to the commencement of related work, details of the proposed staircase to include details of handrails and balusters and all new internal doors shall be submitted to and approved in writing by the Local Planning Authority. No dwelling hereby permitted shall be occupied until the development has been carried out in accordance with the approved details.

Reason: To protect the special architectural or historic interest of the building.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policies CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

8.3 Informatives

1.                  This Listed Building Consent should be read in conjunction with associated planning permission 13/01848/FULD.

2.                  All bats are protected by The Wildlife and Countryside Act 1981 (WCA) (as amended) & The Conservation of Habitats and Species Regulations 2010. Should you find bats during development, all work must stop until advice has been sought from Natural England. Their local contact number is 0300 060 3886.

3.                  This decision has been made in a positive way to foster the delivery of sustainable development having regard to Development Plan policies and available guidance to secure high quality appropriate development.  In this application whilst there has been a need to balance conflicting considerations, the local planning authority has worked proactively with the applicant to secure and accept what is considered to be a development which improves the economic, social and environmental conditions of the area.