Agenda item

Demolition of existing building and erection of replacement building to provide B&B accommodation to be used in connection with adjacent public house (As amended by plans removing dormer window and conference room and amplified by additional ecological and parking information received 10 January 2024). Amended with the removal of dormer window and conference room.

The committee considered planning application P23/S2889/FUL for the demolition of existing building and erection of replacement building to provide Bed and Breakfast accommodation to be used in connection with adjacent public house (As amended by plans removing dormer window and conference room and amplified by additional ecological and parking information received 10 January 2024) and the removal of dormer window and conference room, on land at The Mole Inn, Toot Baldon.  

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. 

The planning officer introduced the report and highlighted that the application was brought to the committee due to the objection of Toot Baldon Parish Council.

The planning officer informed the committee that the bed and breakfast would be connected to the existing business and highlighted that support for existing local businesses was in both the adopted local plan and the Baldons neighbourhood plan.

The site itself was adjacent to the local conservation area and a listed building, being the Mole Inn. As the proposal included a revision to remove the proposed dormer window, the planning officer did not consider that the application would be harmful to the conservation area, listed building, or the Green Belt.

The planning officer noted the concerns locally and from the parish council around parking on the public highway and over drainage. As the specialist drainage officer had no objection, the planning officer considered that the drainage aspects of the scheme were acceptable. On highways, the local highways authority had confirmed that 46 parking spaces were available on the site for the Mole Inn and the bed and breakfast and that this would be sufficient. In order to ensure more flexibility with the spaces, the planning officer suggested amending the details of suggested condition 9 to ensure that both parking areas could be used by customers of both the Mole Inn and the proposed bed and breakfast.

The planning officer highlighted that the applicant had a fallback position that was material to the application as they had permitted development rights to convert the existing building into a 12-room bed and breakfast. For this reason, the planning officer considered that the principal of development was acceptable. However, he clarified that even without that fallback position, he considered the application acceptable.

For these reasons, and as the design and appearance of the development were also acceptable, the planning officer recommended that the application be approved. 

Sally Anne Williams spoke on behalf of Toot Baldon Parish Council, objecting to the application. 

Phil Collins spoke objecting to the application. 

Sarah Heather-Holt and Charlotte Dunne, the applicants, spoke in support of the application. 

Councillor Sam Casey-Rerhaye, a local ward councillor, spoke on the application. 

The committee asked about the proposed amendment to the parking condition and the planning officer confirmed that this would mean that all car parking spaces could be used by both the Mole Inn and the bed and breakfast and that 46 spaces was considered a sufficient number.

In response to a question about if the committee could defer the application to request that a parking survey be done during peak times for the Mole Inn, the development manager indicated that she believed this would not be reasonable as the applicant was entitled to a timely decision. The committee also noted the concerns of the parish council around potential light pollution caused by the development but were satisfied this could be dealt with by conditions.

The committee debated the highways implications of the application, with some members raising concerns about the additional parking need that would be generated by the bed and breakfast. They also discussed the adjacent private road to the site which had been used by some customers of the Mole Inn but did not consider this to be a permanent parking solution. However, the committee noted the lack of objection from the highways authority and agreed that the parking provided on the site was sufficient. Members also indicated that any issues around individuals parking on and blocking the highway was something that should be looked at by the highway’s authority separately from the application.

Noting the extant permission under permitted development rights for a 12-bed bed and breakfast, as well as the lack of objection from the highway’s authority, members agreed that the local business should be supported. For these reasons, the committee agreed to approve the application subject to an additional condition on external lighting to prevent light pollution and the suggested amended condition 9 wording on parking.

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

RESOLVED: to approve planning application P23/S2889/FUL, subject to the following conditions:

Standard conditions:

1. Commencement 3 years - Full Planning Permission

2. Approved plans *

Prior to commencement of development (other than demolition):

3. Surface Water Drainage

4. Foul drainage works (details required)

No development above slab level conditions:

5. Schedule of Materials

Prior to occupation conditions:

6. Construction phase – surface water drainage

7. Bird Boxes

8. Demolition - Nesting birds

9. Parking and manoeuvring areas retained

Compliance condition:

10. BREEAM Design Stage Certificates

11. External lighting