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Agenda item
Buss Buildings, Waldegrave Street
- Meeting of Planning, Wednesday, 1st April, 2015 6.00 pm (Item 83a)
- View the declarations of interest for item 83a
Minutes:
Proposal:
Change of use from A1 Shop to Sui generis Launderette & A3 Café including new access doors.
Application No:
HS/FA/14/00951
Existing Use:
Warehouse/store
Hastings Local Plan 2004
E4, DG1, DG2, DG4, DG5, DG14
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
FA2, SC1, E1
Development Management Plan
Proposed Submission Version:
DM1, DM3, DM4 and DM6
Public Consultation:
4 letters of objection received and
1 petition received
The Development Manager reported on an application for the change of use from existing A1 Shop to Sui Generis Launderette & A3 Café including new access door at Buss Buildings, Waldegrave Street.
The site consists of a vacant warehouse/shop at ground floor level located on the corner of Waldergrave Street and Mann Street. The surrounding area is predominately made up of residential properties with one retail unit on the opposite side of the road.
The proposal will involve the alteration to the existing floor layout of the unit to provide a central lobby area leading to a self service launderette, professional wash area and café. Within the café portion of the premises there will be a WC and an office/store area. The applicant intends to employ 4 full time staff and 4 part time staff across the two units.
The opening hours will be as follows:
Cafe - 10:00 - 16:00 Monday to Friday, 10:00 - 16:00 Saturday, Closed Sunday and Bank Holidays.
Laundrette - 10:00 - 20:00 Monday to Friday, 10:00 - 20:00 Saturday, 10:00 - 16:00 Sundays and Bank Holidays.
An amended plan was submitted for a ventilated lobby to provide access to the WC.
The main issues considered were about potential noise, parking provision and anti social behaviour on and around the site. Having fully assessed the application, the Development Manager felt the concerns raised by local residents could be overcome by the implementation of conditions and adequate management of the site. The Development Management considered the proposed change was acceptable in this location and therefore he recommended that planning permission be granted subject to conditions.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
The petitioner, Jane Wright, was present and spoke against the application.
The agent, Laurence Walker, was present and spoke in support of the application.
Councillor Wincott proposed a motion to approve the application subject to the amendment of condition 5a as set out in the resolution below. This was seconded by Councillor Dowling.
RESOLVED– (unanimously) that planning permission be granted subject to the following conditions:-
1.
The development hereby permitted shall be begun before the expiration of three years from the date of this permission;
2.
Prior to commencement of use full details of the following shall be submitted to and approved in writing by the Local Planning Authority:
(a) Full details of the proposed extraction and filtration system for the laundrette including drawings at no less than 1:10 scale and details of filters;
(b) Noise assessment of the washers and dryers. The rating level of the equipment when measured in accordance with BS4142, should achieve a level of at least 10db below existing background noise level at neighbouring noise sensitive premises unless otherwise agreed in writing by the local planning authority.
The works shall be carried out in accordance with the details approved and no occupation of any building approved shall occur until those works have been completed;
3.
The premises shall only be used as a cafe/sandwich bar and laundrette as specified in the application. No primary cooking shall take place or mechanical extraction apparatus installed, and the premises shall not be used for any other purpose within Class A3 unless a further application is submitted to and approved by the local planning authority;
4.
No works shall commence on site until details of the proposed drainage facilities have been submitted to and approved in writing by the Local Planning Authority;
5.
The Laundrette shall not be used except between the following hours:-
10:00 - 20:00 - Monday - Friday,
10:00 - 20:00 - Saturdays,
10:00 - 16:00 - Sundays and Bank Holidays.
The Cafe shall not be used except between the following hours:-
10:00 - 16:00 - Monday - Friday,
10:00 - 16:00 - Saturdays,
Not at all on Sundays or Bank Holidays.
6.
The development hereby permitted shall be carried out in accordance with the following approved plans: 582-03 & 582-02-B
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
To safeguard the amenity of adjoining and future residents;
3.
In order to safeguard the amenities of neighbouring residential properties;
4.
To ensure that adequate drainage facilities have been provided;
5.
To safeguard the amenity of adjoining residents; and
6.
For the avoidance of doubt and in the interests of proper planning.
Notes to the Applicant
1.
Failure to comply with any condition imposed on this permission may result in enforcement action without further warning;
2.
Statement of positive engagement: In dealing with this application Hastings Borough Council has actively sought to work with the applicant in a positive and proactive manner, in accordance with paragraphs 186 and 187 of the National Planning Policy Framework; and
3.
The proposal may be a material change of use to which the Building Regulations 1991 apply and a building regulation submission may be necessary before the change of use takes place.
Supporting documents:
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