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Agenda item
26 George Street
Minutes:
Proposal:
Conversion of basement from ancillary storage to a bar area in connection with the existing premises at ground floor.
Application No:
HS/LB/14/00210
Existing Use:
Bar
Hastings Local Plan 2004
N/A
Conservation Area:
Yes – Old Town
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
N/A
Development Management Plan
Proposed Submission Version:
N/A
Public Consultation:
3 letters of objection and 1 petition received
Received
The Development Manager reported on an application for listed building consent for the conversion of basement from ancillary storage to a bar area in connection with the existing premises at ground floor at 26 George Street, Hastings.
26 George Street is a Grade II Listed Building within the Old Town Conservation Area. The building is a three storey mid-terrace building comprising the basement; bar at ground level and two floors of residential space above.
The basement is part of the premises and is not a separate unit. Change of use was granted in 2001 for food and drink in the ground floor and basement. As such planning permission was not required to use the basement as a bar area as it is not an independent planning unit.
Proposals included a function room, bar area, storage area, WCs and the existing rear yard and fire escape via a flight of stairs. None of the proposed alterations were structural.
Following initial concerns, amended plans were submitted which addressed initial concerns. The details were considered acceptable and the works will not affect the character and appearance of the listed building.
The Development Manager recommended that listed building consent be granted subject to conditions.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
A report containing a statement from Sheila Bull withdrawing her objection had been received since the publication of the agenda. This was circulated to the Committee prior to the meeting.
The petitioner, had been invited to attend, but was not present.
The applicant, Mr Dean, chose not to speak in the absence of the petitioner.
Councillor Wincott proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Roberts.
RESOLVED– (unanimously) that Listed Building Consent be granted subject to the following conditions:-
1.
The work to which this consent relates shall be begun before the expiration of three years beginning with the date on which this consent is granted;
2.
The works hereby permitted shall be carried out in accordance with the following approved plans:
nr/801/2015/02 & nr/800/2015/02 Rev. A
3.
With the exception of internal works the building works required to carry out the development allowed by this permission must only be carried out within the following times:-
08.00 - 18.00 Monday to Friday
08.00 - 13.00 on Saturdays
No working on Sundays or Public Holidays.
4.
No works shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
Detail through floor/ceiling construction to show proposed insulations, fixings and finishes (Scale 1 : 5).
Works shall be carried out in accordance with the details approved;
5.
No works shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
Sectional detail of floor (Scale 1 : 5) to show build up including separating membrane between existing and proposed floor finish. Sectional detail to include any proposed adjustments of existing features such as architraves, skirtings.
Works shall be carried out in accordance with the details approved;
6.
No works shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
Methodology statement for the repair of the stone staircase including 1 : 5 details to show piecing in repairs and joinery details of balustrade and spindles.
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;
7.
No works shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
(i) Joinery details of new bar to show form, height and construction details (Scale 1 : 2) to enable assessment in terms of context.
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;
8.
No works shall take place until samples of the materials and finishes to be used shall be submitted to and approved in writing by the Local Planning Authority. Works shall be carried out in accordance with the approved details; and
9.
No works shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
Methodology Statement including layout plans and section details through the existing fabric where ducts are formed, joists notched etc to serve new pipework / electrics and to include specification for making good.
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.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 18
of the Planning (Listed Buildings and Conservation Areas) Act 1990;
2.
For the avoidance of doubt and in the interests of proper planning;
3.
In the interests of the amenity of the neighbouring residential occupiers. (Hastings Local Plan 2004 Policy DG1);
4.
To ensure the architectural and historic character of this Grade 2 Listed Building is adequately protected;
5.
To ensure the architectural and historic character of this Grade 2 Listed Building is adequately protected;
6.
To ensure the architectural and historic character of this Grade 2 Listed Building is adequately protected;
7.
To ensure the architectural and historic character of this Grade 2 Listed Building is adequately protected;
8.
To ensure the architectural and historic character of this Grade 2 Listed Building is adequately protected; and
9.
To ensure the architectural and historic character of this Grade 2 Listed Building is adequately protected.
Notes to the Applicant
1.
Failure to comply with any condition imposed on this consent 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;
3.
The Head of Environmental Control of the Regeneration & Planning Directorate must be consulted with regard to the requirements of the Food Safety (General Food Hygiene) Regulations 1995 and the Health and Safety at Work Etc. Act 1974. Please email foodsafety@hastings.gov.uk or call 01424 451078; and
4.
Please note:
Tanking - works not included within the approval (no longer required)
Replacement of doors - works not included within the approval (original doors to be retained and upgraded).
Supporting documents:
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