APPLIC REF NO 2014/345/ST
DATE RECEIVED
9/06/2014
CASE OFFICER
John Krawczyk
DATE OF EXPIRY
11/08/2014
WARD
Portland
WARD COUNCILLOR Cllr Brian Lohan
APPLICANT
AS & PH ENTERPRISES LTD
LOCATION AND DESCRIPTION OF PROPOSAL
------------------------------------------------------------------------------------------------------------CROWN & ANCHOR EXCHANGE ROW MANSFIELD
NG18 1JU
INTERNAL WORKS AND REFURBISHMENT. REPLACEMENT
WINDOWS AND EXTERNAL ROOF TERRACE
------------------------------------------------------------------------------------------------------------RECOMMENDATION: GRANT PLANNING PERMISSION WITH CONDITIONS
DESCRIPTION OF PROPOSAL AND APPLICATION SITE
This application is referred to Planning Committee as the applicant is related
to an elected member of Mansfield District Council.
The application site is an existing public house that is set within Mansfield
Town Centre and the Market Place Conservation Area. The building is threestoreys in height and finished with painted render and gabled slate roofs and
timber windows.
The application proposes the refurbishment of the public house including
internal works, blocking up of windows and the provision of an external roof
terrace. It is proposed to remove the existing windows to the first floor Queen
Street elevation and brick these up and finish with matching render and create
2 new doorway openings on to the proposed roof terrace. Three small
obscurely glazed windows fronting Market House Place would be removed
and bricked up to allow the installation of a fire escape behind. The existing
timber windows would be stripped, treated and repainted.
The proposed roof terrace would be positioned on an existing flat-roof area
fronting Queen Street and would be enclosed by the existing 1.8m high
parapet wall.
RELEVANT SITE HISTORY
2007/0547/ST- Demolition of rear flat roof area and construct smaller
extension to create external patio area. Erection of awning and entrance gate
– Planning permission granted
OBSERVATIONS RECEIVED
Throughout this report observations received in respect of each application
are presented in summary form. The full letters and consultation responses
received, including details of any non-material planning observations, are
available for inspection both prior to and at the meeting.
Anyone wishing to make further comments in relation to the application must
ensure these are received by the Council by 12 noon on the last working day
before the date of the Committee.
Principal Conservation and Heritage Officer
The refurbishment and re-occupation of the building is welcomed. Objection to
the deletion of windows to the Market House Place facing gable and
replacement of timber windows with UPVC (the proposal has now been
amended to take account of these comments)
Nottinghamshire Police Architectural Liaison Officer
No concerns regarding the roof terrace area as door staff will be provided to
ensure security
POLICY & GUIDANCE
National Planning Policy Framework (NPPF) 2012 – sets out the
Government’s planning policies for England and how these are expected to
be applied. Specifically;
Part 12 – Conserving and enhancing the historic environment
Mansfield District Local Plan 1998 Saved Policies (28/09/07)
BE1 - Advises planning permission will be granted for developments which
achieve a high standard of design, listing four sets of criteria.
BE6 – Advises planning permission will be granted for developments within
Conservation Areas provided that 5 criteria are met.
ISSUES
The main issues to consider with this application are;
1. The impact of the proposal upon the building itself and the character
and appearance of the surrounding Market Place Conservation Area
2. The impact upon anti-social behaviour and disorder
1. The impact of the proposal upon the building itself and the character and
appearance of the surrounding Market Place Conservation Area
The building occupies a prominent position within Mansfield Town Centre,
directly opposite Queens Place on the main pedestrian route from Mansfield
Bus Station into the Town Centre. The refurbishment of the building would
improve the external appearance of the building itself and would have a
positive impact upon the surrounding Conservation Area and would continue
the positive gateway into the Town.
It is proposed to block up windows to the first floor of the Queen Street
Elevation and create doorways onto the roof terrace. These windows are not
visible from the surrounding area due to the existing 1.8m high parapet wall
surrounding the flat roof extension area and it is considered that this would
not have an effect upon the external appearance of the building. This parapet
wall would also provide screening to customers using the roof terrace from the
wider surroundings. It is also proposed to block up 3 small obscurely glazed
windows to the ground floor of the Market House Place elevation. It is
considered that this is a very minor alteration that would not affect the
character of the building.
It is therefore considered that the proposed refurbishment and roof-terrace
would not have a detrimental impact upon the character and appearance of
the surrounding Conservation Area or the Town Centre as a whole.
2. The impact upon anti-social behaviour and disorder
As previously described, the roof terrace would be enclosed by a 1.8m high
parapet wall and would therefore be well-screened from the surrounding
streets and public view. Nottinghamshire Police Architectural Liaison Officer
does not have any objections to the proposal and it is therefore considered
there would not be a detrimental impact upon crime and disorder.
CONCLUSION
The proposals will not have a detrimental impact upon the character and
appearance of the building or that of the surrounding Market Place
Conservation Area and would not lead to an increase in disorder or anti-social
behavior. It is therefore considered that the proposal meets with the
objectives of the National Planning Policy Framework and Saved Local Plan
Policies BE1 and BE6 (28/09/07).
RECOMMENDED CONDITIONS/REASONS/NOTES
(1) Condition: The development hereby permitted shall be begun before the
expiration of three years from the date of this permission.
(1) Reason: In accordance with Section 91(1) of the Town and Country
Planning Act 1990, as amended by S51(1) of the Planning and Compulsory
Purchase Act 2004.
(2) Condition: This permission shall be read in accordance with the submitted
application and following plans:
Block and Location Plan shown on Drawing No. C-14-WD-4b, received 16
June 2014
Proposed Ground Floor Plan, Drawing No. received 10 September 2014
Proposed First Floor Plan, Drawing No. received 10 September 2014
Proposed Second Floor Plan, Drawing No. received 10 September 2014
Section through outside first floor terrace, Drawing No. C14-ED-6c, received
16 June 2014
The development shall thereafter be undertaken in accordance with these
plans unless otherwise agreed in writing by the Local Planning Authority.
(2) Reason: To define the permission, for the avoidance of doubt.
(3) Condition: The materials to be used on the blocking up of the windows and
parapet wall extension hereby permitted shall match as closely as possible
those used in the construction of the existing building, unless otherwise
agreed in writing by the Local Planning Authority.
(3) Reason: In the interests of visual amenity and to accord with Saved Policy
BE1 (28/09/07) of the adopted Mansfield District Local Plan.
Statement of Positive and Proactive Working
The Local Planning Authority has worked positively and proactively with the
applicant to seek solutions to problems arising from the application and as
such consent is granted on the basis of the amendments to the originally
submitted scheme.