Agenda item

Change of use of existing ground floor of public house from use class A4 to communal areas, dining room, servery and food storage/preparation associated with bed & breakfast use of site together with the demolition of the outbuildings and construction of eight letting rooms to the rear.

The committee considered application P18/V2726/FUL for the change of use of the existing ground floor of the public house from class A4 to communal areas, dining room, servery and food storage/preparation associated with bed and breakfast use of the site, together with the demolition of the outbuildings and construction of eight letting rooms to the rear of The Plough Inn, Little Coxwell. 

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting. 

Ross Edwards spoke in support of the application. 

Councillors Simon Howell and Elaine Ware spoke in support of the application as local ward members. 

Contrary to the officer’s recommendation to refuse the application, the committee considered that the application should be granted as an exception to policy.  The public house had been closed for many years due to it being unviable, and the owners had tried to sell the property as a public house but had been unsuccessful in doing so.  The property was on a public transport route on the A420 and was near to key employment, and thereby would support the local economy.  The committee considered that, notwithstanding policy CP31, it was appropriate to grant the change of use in this exceptional case, subject to conditions on drainage, disabled access and the prior approval of plans. 

A motion, moved and seconded, to approve the application was declared carried on being put to the vote. 

RESOLVED: to grant planning permission for application P18/V2726/FUL subject to the following conditions: 

1.         The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.  Reason: By virtue of Sections 91 to 95 of the Town and Country Planning Act 1990 as amended by section 51 of the Planning and Compulsory Purchase Act 2004.

2.         The development hereby approved shall be carried out in accordance with the details shown on the following approved plans; 002A, 010A, 011A, 030, and E001 received on 11th November 2018 except as controlled or modified by conditions of this permission.  Reason: To secure the proper planning of the area in accordance with Development Plan policies.

3.         No development shall take place until landscape details have been submitted to and approved in writing by the Local Planning Authority. These details shall include schedules of new trees and shrubs to be planted, noting species, plant sizes and numbers/densities, the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread), any earth moving operations and finished levels/contours, and an implementation programme.  Reason: To ensure the implementation of appropriate landscaping which will improve the environmental quality of the development in accordance with Policy CP37 and CP44 of the Vale of White Horse Local Plan 2031, Part 1 and Policy DC6 of the Vale of White Horse Local Plan 2011 Saved Policies.

4.         No development shall commence until a foul water drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the size, position and construction of the drainage scheme, including calculations to evidence this.  Reason: To ensure the proper provision of foul water drainage and to ensure flooding is not exacerbated in the locality in accordance Policy DC12 of the Vale of White Horse Local Plan 2011 Saved Policies, and Policy CP42 of the Vale of White Horse Local Plan 2031 Part 1.

5.         The C1 bed and breakfast use must not operate until disabled access plans including level access, accessible car parking, an accessible toilet in the original public house building have been submitted to and approved by the Local Planning Authority. Thereafter, the disabled access provision shall be implemented in accordance with the approved details.  Reason: To ensure adequate access and provision for use by disabled customers in accordance with Policy CP37 of the Vale of White Horse Local Plan 2031, Part 1.

6.         The C1 bed and breakfast use must not operate until the new vehicular access, parking spaces and turning space have been constructed in accordance with the details shown on approved drawing number 002A received on 1st November 2018. Thereafter, the parking and turning areas shall be kept permanently free of any obstruction to such use.  Reason: In the interest of highway safety in accordance with Policy DC5 of the Vale of White Horse Local Plan Saved Policies 2011, and Policy CP33 and CP35 of the Vale of White Horse Local Plan 2031, Part 1.

7.            No development shall commence until a full surface water drainage scheme has been submitted to and approved by the Local Planning Authority. The drainage scheme shall include details of the size, position and construction of the drainage works, and be designed to accommodate a 1 in 100-year storm + 40% CC. Thereafter, the approved surface water drainage scheme shall be implemented in accordance with the approved details.  Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with Policy CP42 of the Vale of White Horse Local Plan 2031 Part 1.

8.         The exterior of the development hereby permitted shall only be constructed in the materials specified on the plans hereby approved or in materials which shall previously have been approved in writing by the Local Planning Authority.  Reason: In the interest of visual amenity in accordance with Policy CP37 of the Vale of White Horse Local Plan 2031, Part 1.

9.         The ground floor of the Plough and the detached bed and breakfast outbuilding to the rear shall only be used for C1 use and shall not be used for any other purpose, including any other purpose within Class C of the Schedule to the Town and Country Planning (Use Classes) Order 1987 as amended (or in any provision equivalent to that Class in any statutory instrument amending or revoking and re-enacting that Order), without the prior grant of planning permission.  Reason: In the interest of sustainability and to protect the local economy in accordance with Policy DC9 of the Vale of White Horse Local Plan Saved Policies 2011.