6
The Chair advised the Committee that agenda items 6 and 7 were associated applications and would be presented jointly.
The Committee received report
ES/1729 of the Head of Planning and Coastal Management which related to planning application DC/23/2049/FUL. The application sought full planning permission for the alteration, extension and change of use of the Former Town Hall, a Grade II listed building, to form a heritage hub, café, gallery, community event space, Town Council office, and registrar offices.
The Committee received report ES/1730 of the Head of Planning and Coastal Management, which was for the associated listed building consent DC/23/2050/LBC. The listed building consent was sought for works of alteration and extension of the former Town Hall, a Grade II listed building, as part of proposals to form a heritage hub, café, gallery, community event space, Town Council office, and registrar offices.
Both applications were before the Committee for determination at the request of the Head of Planning and Coastal Management as it was considered to be significant due to the Council’s previous ownership of the site and the importance of the project for the town of Lowestoft.
The Committee received a presentation from the Principal Planner, who was the case officer for these applications. The site’s location plan was outlined, and an aerial photograph of the site was displayed. The Principal Planner noted the denser development at the east of the property on the High Street and the surrounding residential areas to the north, west and south. Immediately to the west of the property was unoccupied land which the Principal Planner outlined was owned by the Council and was formerly occupied as offices.
As the application was for both full planning permission and listed building consent, the Principal Planner noted that it was important to set out the heritage context of the site. A map was shown to the Committee which displayed the location of the former town hall, Grade II listed building, and its relationship to the conservation area. The Principal Planner pointed out that part of the site was within the conservation area and some of the new build elements and extensions were outside of the conservation area and adjacent to it.
The Principal Planner reiterated the linkage of the two items and the committee was shown slides which outlined the proposed developments to be carried out under planning permission consent along with the proposed listed building works. It was pointed out that due to the building being in a conservation area setting, some of the external alterations in their own right would require planning permission.
The Committee was shown a variety of external photographs of the site demonstrating its context within the North Lowestoft Heritage Action Zone. Internal photographs were then displayed, highlighting the features which would be retained and the architectural detail. The Principal Planner advised the Committee how the internal space reconfiguration would provide enhanced function and improved accessibility. Existing and proposed elevations of the development were displayed.
The material considerations and key issues were summarised as the principle of development, heritage, design, amenity, highways, ecology, contamination, UXO and archaeology. The recommendation to approve both applications was outlined to the Committee.
The Chair invited questions to the officers. In response to Councillor Pitchers question the Senior Planner confirmed that there was a discrepancy from Historic England referring to two public houses in the application. This had been noted by the Officer and the application just refers to the New Market Inn.
Councillor Ewart asked the Principal Planner to revisit the wall on Mariners Street. Given the location of the wall and the long flat elevation design with one window, she had concerns that this could be subject to graffiti and questioned whether consideration would be given to the installation of posters/billboards for advertising. Councillor Ewart felt this would offer more to the design and also prevent recurring applications for advertising. In response the Principal Planner confirmed that careful consideration had been given during both the pre application and planning application and it was noted that putting advertisements there would benefit the site, but consideration would need to be given as to their own heritage impacts, adding that the area discussed was not a principal frontage but a secondary one. Councillor Ewart questioned how the building would be identified without signage. The Principal Planner confirmed that there would be a dramatic improvement to the whole street scene which would draw people into the main building, highlighting also that the wall on Mariners Street would act as a screen from the courtyard/events hall and therefore have a public realm advantage. The Planning Development Manager added that the area to the rear of the site belonged to East Suffolk and there had already been discussions regarding the best long-term solution for this area, i.e. development or public realm. The Planning Development Manager envisaged that there would be a future opportunity for listed building advertisement consent or application for signage. Councillor Ewart confirmed, therefore, that the Principal Planner and the Planning Manager had the understanding of what needed to happen.
Following no further questions from the Committee, the Chair invited the representative from Lowestoft Town Council, Sarah Foote, to speak.
Sarah Foote thanked the officers for the work to date particularly the Principal Planner and the Planning Manager, recognising the considerable public engagement, design and market analysis that had occurred behind the scenes. Sarah Foote reported that Lowestoft Town Council were very excited for the developments, which she felt would result in an outstanding community facility bringing forward social and economic benefit. Sarah Foote confirmed that throughout, all on the Town Council had considered sustainability and the environment and ensured that all designs have taken on board the heritage requirements.
Sarah Foote, in response to a question from Cllr Hammond, confirmed that following numerous consultations the overwhelming response was the desire to have a Council presence return to the town. She felt that the restored town hall would increase footfall to the area and the presence of the registrars at the town hall would create a unique facility for the area.
Councillor Gee was delighted that there would be a registry office in the Council Chambers in the Town Hall.
The Chair commented on the exciting work being carried out, adding that they were all very much looking forward to seeing the outcome.
The Chair invited the Committee to debate the application that was before it. Councillor Pitchers said that he remembered the building very well, having had 16 years as a Councillor there, he was looking forward to seeing the changes. Councillor Pitchers proposed that the application be approved as set out in the recommendation. Councillor Ashton commented on the quality of the application and thanked the Planning Officer and Planning Manager for their work, Councillor Ashton seconded the proposal. Councillor Ashdown fully supported the application, commenting that he was a Councillor who had used these buildings for many years and it was nice to see them being brought back to their appropriate use. Councillor Ewart asked for context as to when the planning started and how this came into play. The Principal Planner confirmed that the pre-application site meeting was Summer 2022 and there had been considerable collaborative work since. In response to a question from the Chair regarding timescales for work to start, should the application be successful, the Principal Planner confirmed that all of the conditions had been shared with the design team to allow preparatory work to be planned.
There being no further debate the Chair moved to a vote and it was unanimously
RESOLVED
Planning permission be approved, subject to conditions.
Conditions
1.
The development hereby permitted shall be begun not later than the expiration of three years from the date of this permission.
Reason: This condition is imposed in accordance with Section 91 of the Town and Country Planning Act (as amended).
2.
The development hereby permitted shall not be carried out other than in complete accordance with the following drawings:
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194_HAT_PL_P01 Rev. PL (Location Plan and Block Plan)
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194_HAT_PL_P10 Rev. B (Proposed Ground Floor Plan)
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194_HAT_PL_P11 Rev. A (Proposed First Floor Plan)
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194_HAT_PL_P12 Rev. A (Proposed Second Floor Plan)
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194_HAT_PL_P13 Rev. A (Proposed Roof Plan)
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194_HAT_PL_P14 Rev. PL (Proposed Landscape Plan)
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194_HAT_PL_P15 Rev. A (Proposed North and South Elevations)
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194_HAT_PL_P16 Rev. A (Proposed East and West Elevations)
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194_HAT_PL_P17 Rev. PL (Proposed Sections A and B)
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194_HAT_PL_P18 Rev. PL (Proposed Sections C, D, and E)
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194_HAT_PL_P19 Rev. PL (Proposed Treatment of Existing Windows)
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5170-MOM-XX-XX-DR-C-62000 Rev. P03 (Proposed Drainage Layout)
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J7182-MXF-ZZ-01-DR-M-20100 Rev. P3 (Ventilation Level 01 Layout)
Reason: For the avoidance of doubt as to what has been approved.
3.
A Demolition and Construction Management Strategy shall be submitted to and approved in writing by the Local Planning Authority prior to work commencing on site. The strategy shall include access and parking arrangements for contractors vehicles and delivery vehicles (locations and times) and a methodology for avoiding soil from the site tracking onto the highway together with a strategy for remedy of this should it occur. The development shall only take place in accordance with the approved strategy.
Reason: In the interest of highway safety to avoid the hazard caused by mud on the highway and to ensure minimal adverse impact on the public highway during the construction phase. This is a pre-commencement condition because an approved Management Strategy must be in place at the outset of the development.
4.
No development shall commence until a full specification of all external materials to be used in the approved extensions and alterations, including rainwater goods, have been submitted to and approved in writing by the local planning authority. The development shall be carried out in full accordance with the approved details.
Reason: This is a pre-commencement condition to ensure that the development does not harm the architectural and/or historic character of the existing building.
5.
Prior to development above slab level, a sample of the proposed Canadian slate shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in full accordance with the approval sample and thereafter permanently retained as such.
Reason: To ensure that the development does not harm the architectural and/or historic character of the existing building.
6.
Prior to development above slab level, details of both hard and soft landscaping works have been submitted to and approved in writing by the local planning authority. These details shall include:
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Means of enclosure and retaining structures;
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Boundary treatments;
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Hard surfacing materials;
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Minor artefacts and structures (e.g. furniture, railings, refuse or storage units, etc.)
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Water features;
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Planting plans;
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Written specification, including cultivation and other operations associated with plant and grass establishment;
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Schedule of plants noting species, plant supply sizes and proposed numbers/densities where appropriate;
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An implementation programme.
The landscaping works shall be carried out in accordance with the approved details before any part of the development is brought into use in accordance with the agreed implementation programme.
Reason: To ensure that there is a well laid out landscaping scheme in the interest of visual amenity.
7.
Prior to the installation of any photovoltaic panels, full details of the photovoltaic panels, including size, final positions, and method of fixing, shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in full accordance with the approved details.
Reason: To ensure that the development does not harm the architectural and/or historic character of the existing building.
8.
Prior to the installation of the external awnings, manufacturers details for the proposed Markisolette external awnings shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in full accordance with the approved details.
Reason: To ensure that the development does not harm the architectural and/or historic character of the existing building.
9.
The infill brickwork to existing external openings shall match the existing, adjacent brickwork in size, colour, face, coursing, and bonding.
Reason: To ensure that the development does not harm the architectural and/or historic character of the existing building.
10.
The recommendations and mitigation measures outlined within the Detailed Unexploded Ordnance (UXO) Threat & Risk Assessment, prepared by 6 Alpha Associated Ltd and dated 18 April 2023, shall be undertaken in full alongside the implementation of any other necessary mitigation required under Government guidance.
If, at any time during development, high risk UXO not previously identified in the aforementioned report is encountered/found to be present on the site, no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until a revised and/or additional UXO risk management and mitigation programme/plan is submitted and approved detailing how the high risk UXO not previously identified shall be dealt with. The revised and/or additional UXO risk management and mitigation programme/plan shall be implemented as approved and, following the completion of the mitigation, a completion verification report confirming that all risks to (including the possible evacuation of) existing and proposed premises have been satisfactorily mitigated shall be submitted in writing to the local planning authority for approval.
Reason: To ensure that the risks from site wide unexploded ordnance to future users of the land and existing neighbouring land are eliminated and or minimised, so that the development can take place without unacceptable risk to workers, residents and neighbours.
11.
The development shall be carried out in full accordance with the approved Noise Impact Assessment, prepared by Max Fordham LLP and dated 26 April 2023.
Reason: In the interests of amenity and the protection of the local environment.
12.
The development shall be carried out in full accordance with the approved Kitchen Ventilation Odour Control document, prepared by Max Fordham LLP and dated 18 May 2023.
Reason: In the interests of amenity and the protection of the local environment.
13.
The premises shall only be open to the public between 07:00 and 00:00 Monday to Friday; between 07:00 and 00:00 on Saturdays; and between 08:00 and 23:00 on Sundays and Bank Holidays. The premises shall be closed to the public at all other times.
Reason: In the interests of amenity and the protection of the local environment.
14.
The development must be undertaken in full accordance with the ecological avoidance, mitigation, compensation and enhancement measures identified within the Preliminary Ecological Assessment (Abrehart Ecology, October 2022, Revision 1) and Bat Roost Characterisation and Mitigation Report (Abrehart Ecology, September 2023, Revision 1) as submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that ecological receptors are adequately protected and enhanced as part of the development.
15.
No removal of hedgerows, trees or shrubs, brambles, ivy and other climbing plants or works to or demolition of buildings or structures that may be used by breeding birds shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds’ nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.
Reason: To ensure that nesting birds are protected.
16.
The development shall be carried out in full accordance with the approved Ground Investigation Report, prepared by Listers Geotechnical Consultants Ltd.
If, during development, contamination not previously identified is found to be present, then no further development shall be carried out until a remediation scheme, detailed how the contamination shall be dealt with, has been submitted to and approved in writing by the local planning authority. Only when evidence is provided to confirm the contamination no longer presents an unacceptable risk, can development continue.
Reason: In the interests of public health and to avoid pollution of the water environment.