DEVELOPMENT MANAGEMENT COMMITTEE 20 May 2019 Case No: 19/00200/FUL (FULL PLANNING APPLICATION) Proposal: CONVERSION OF FIRST FLOOR INTO 6 SELF-

CONTAINED FLATS. Location: 22 GREAT WHYTE RAMSEY HUNTINGDON PE26 1HA Applicant: KNOCKBOY INVESTMENTS LTD Grid Ref: 528730 285138 Date of Registration: 15.02.2019 Parish: RAMSEY

RECOMMENDATION - APPROVE This application is before the Development Management Committee as the Town Council’s recommendation of refusal is contrary to the planning officer recommendation of approval. 1. DESCRIPTION OF SITE AND APPLICATION 1.1 The building is a two storey supermarket currently in A1 use, fronting

on to Great Whyte, Ramsey. To the rear (west) is a public car park, and retail and office units adjoin the supermarket to the northern and southern sides.

1.2 The site is within the Conservation Area and in close proximity to a

number of other heritage assets, including the Grade II Listed Jubilee Clock and two other Grade II Listed Buildings, numbers 11 and 13 Great Whyte. The site is within the Environment Agency FZ1 and SFRA 2017 FZ1.

1.3 The current proposal is for the conversion of the first floor of the

existing supermarket to C3 residential use (6 flats) including the addition of external staircases and alterations to fenestration (specifically rear/west facing windows), two new windows in the north elevation and two new windows in south elevation). Flats 1, 2 and 5 are 1 bedroom flats; flats 3, 4 and 6 are 2 bedroom flats. The two proposed external access staircases to be added to the building are on the southern elevation, and a set-in balcony would be added to within northern elevation. Bin storage would be to the rear, alongside the side access to the flats. The ground floor would be retained as A1 use.

2. NATIONAL GUIDANCE 2.1 The National Planning Policy Framework (19th February 2019)

(NPPF 2019) sets out the three objectives - economic, social and environmental - of the planning system to contribute to the achievement of sustainable development. The NPPF 2019 at paragraph 10 provides as follows: 'So that sustainable development is

pursued in a positive way, at the heart of the Framework is a presumption in favour of sustainable development (paragraph 11).'

2.2 The NPPF 2019 sets out the Government's planning policies for

(amongst other things): * delivering a sufficient supply of homes; * achieving well-designed places; * conserving and enhancing the natural environment; * conserving and enhancing the historic environment. 2.3 Planning Practice Guidance is also relevant and a material

consideration. For full details visit the government website https://www.gov.uk/government/organisations/department-for-communities-and-local-government 3. PLANNING POLICIES 3.1 Huntingdonshire Local Plan to 2036 (May 2019)

• LP2: Strategy for Development • LP7: Spatial Planning Areas • LP12: Design Implementation • LP14: Amenity • LP16: Sustainable Travel • LP17: Parking Provision and vehicle movement • LP21: Town centre vitality and viability • LP22: Local services and community facilities • LP24: Affordable Housing Provision • LP34: Heritage Assets and their settings

3.2 Other relevant guidance

• Ramsey Conservation Area Character Statement (December 2005)

Local policies are viewable at https://www.huntingdonshire.gov.uk 4. RELEVANT PLANNING HISTORY 4.1 1106743PDE - Confirmation of Use – Confirmed A1 Use 4.2 0500765FUL - New plant with acoustic panel – Approved 12.05.2005 4.3 0500360FUL - Extension and alteration - Approved 18.03.2005 4.4 0500358FUL - Erection of trolley shelter and alterations to shopfront –

Approved 18.03.2005 5. CONSULTATIONS 5.1 Ramsey Town Council – Recommend refusal (COPY ATTACHED) - lack of car parking spaces

Officer response: the above issue is covered in the main body of the report.

5.2 CCC Highways as Local Highway Authority - no objections with

regards to highway safety. 5.3 HDC Operations Team - Propose that the flats share one 1100 litre

wheeled bin for refuse and one 1100 litre wheeled bin for recycling. Good access would have to be provided from the rear of the property to ensure the collection crews can empty the bins on the designated days. Collections would be made from Mews Close.

6. REPRESENTATIONS 6.1 There has been one neighbour objection:

- Elevations appear to overlook 24 Great Whyte. This could greatly reduce the value of that property and hinder any future development plans. - When consulting with planning officers previously it was suggested they would like to see at least a 2 storey proposal at no. 24 to hide the huge supermarket building at 22

Officer response: the above issue is covered in the main body of the report.

7. ASSESSMENT 7.1 The main issues to consider are the principle of residential

development; alterations and impact of proposal on conservation area and adjacent grade II listed buildings; impact on neighbour amenity; highway issues, other matters and infrastructure requirements and planning obligations.

Principle of residential development: 7.2 The site is located within the built up area of Ramsey which is defined

as a Spatial Planning Area within the Adopted Huntingdonshire Local Plan to 2036 where development of all scales may be appropriate within the built-up area.

7.3 The site is a retail unit, and falls within a primary shopping frontage.

Policy LP21 of the Adopted Huntingdonshire Local Plan to 2036 states that proposals for any non-main town centre use will not be supported at ground floor level within a primary shopping frontage. Policy LP22 only permits the loss of a local service or community facility where an equivalent service or facility is provided for the community or where there is no reasonable prospect of the facility being retained or restored.

The proposed flats would be at first floor level; although the entire

building is currently vacant, the first floor also forms part of the shop. It is stated within the Design and Access Statement that the prospective new retail occupiers do not require the first floor for their business, and so while the ground floor could continue as a retail unit the first floor would be redundant for the purposes of the occupiers.

While the amount of available retail floor space would be reduced by introducing flats on the first floor, the entire building would be utilised and the ground floor would still remain in A1 use. As such the proposals would not constitute the loss of a local service or facility, and would only introduce a non-main town centre use at first floor level in accordance with Policy LP21.

7.4 The proposal, in principle, is considered to comply with the relevant

sections of the NPPF 2019 and policies LP2 and LP7 of the Huntingdonshire Local Plan to 2036 which also support sustainable development proposals, and Policies LP21 and LP22 of the Local Plan which allows for non-town centres uses above ground floor level on primary shopping frontages.

Impact on the conservation area and setting of adjacent grade II listed buildings:

7.5 The building is a two storey supermarket located within the Ramsey

Conservation Area. The building is not historic and is not considered to be of any significant architectural value, making a minimal contribution to the character and appearance of the conservation area. Nonetheless it is considered that the building occupies a sensitive location on Great Whyte, being opposite the Grade II Listed Jubilee Clock and close to two other Grade II Listed buildings.

7.6 No significant external alterations are proposed to the existing

building. In order to allow independent access separate from the retail element, two external staircases are proposed on the southern elevation, behind the buildings on Darling Mews. Given this location, they would not be significantly prominent within views of the conservation area and are not considered to adversely impact upon the setting of the adjacent listed buildings. Nonetheless to ensure that there would be a neutral impact on the conservation area, details of their appearance including materials to be used, will be requested via condition.

7.7 A ‘cut away’ balcony area is proposed on the northern elevation, to

serve flats 3 and 4. This would be built within the footprint of the existing building and is not considered to be an unduly prominent element within the setting of the conservation area or the nearby listed buildings.

7.8 The additional fenestration is considered to be in keeping with that

already present on the building, and as such would have a neutral impact upon the character and appearance of the conservation area and listed buildings.

7.9 As such it is considered that the proposed additions and internal

alterations would be sympathetic to the existing building and will not be harmful to the character and appearance of the existing building, the conservation area or the setting of the adjacent listed buildings, in accordance with the NPPF 2019 and policies LP2, LP12, and LP34 of the Local Plan to 2036.

Impact on neighbour amenity and amenity of future occupants: 7.10 The existing first floor windows on the front elevation are to be utilised

as they currently exist. There are a number of existing first floor rear windows, some of which would be replaced with larger windows in a similar style to existing windows. These look over the car park on Mews Close rather than residential dwellings.

7.11 Two windows would be added to the existing openings on the south

elevation. These would face the rear elevations of retail/business units on Darling Mews and as such are not considered to result in a significant adverse impact upon residential amenity.

7.12 A balcony and two north facing windows would be added to the north

elevation. These would look over a yard associated with 24 Great Whyte, as opposed to any residential dwellings. While objections in respect of 24 Great Whyte are noted, loss of property value is not a material planning consideration and no planning permission has been granted at 24 Great Whyte which could be prejudiced should any consent be granted at no.22.

7.13 It is considered that all of the proposed flats would have acceptable

aspects; those flats with windows which serve habitable rooms and face the side elevation of the adjacent buildings to the south would also have habitable rooms with aspects facing onto Great Whyte to the east, or to the north.

7.14 Overall, the proposal would not have a significant impact on

neighbour amenity or the amenity of future occupants and it is considered to comply with the NPPF 2019 and Policy LP14 of the Local Plan to 2036.

Highways issues: 7.15 The Local Highway Authority has advised that there are no objections

from Cambridgeshire County Council with regards to highway safety. 7.16 There is no requirement to provide minimum parking standards for

this development as National Guidance requires each application to be determined on its own merits.

7.17 As a Spatial Planning Area, Ramsey is a sustainable location with a

good range of services in the vicinity. It is therefore considered that on-site parking is not a necessity in this location due to the ample amount of parking in the vicinity along Great Whyte, and given the proximity to the public car park to the rear of the application site accessed via Mews Close.

7.18 There are no objections to the proposal on highway grounds. The

proposal complies with NPPF para 108 and Policy LP17 of the Local Plan to 2036.

Other Matters: 7.19 Following comments from HDC’s Operations and Waste team, a plan

has been provided showing the proposed location of a bin store for

two 1100L bins at the rear of the building. Further details of the bin store will be requested via condition.

Infrastructure requirements and planning obligations: 7.20 The Developer Contributions SPD (2011) requires a payment towards

refuse bins for new residential development; a Unilateral Undertaking for Wheeled Bin Contributions has been submitted.

7.21 Affordable housing is not required as part of the development as the

thresholds of the policy have not been met. Conclusion and Planning Balance: 7.22 The presumption in favour of development supports development

which is sustainable, striking a satisfactory balance between economic, environmental and social considerations.

7.23 The proposed development would contribute towards economic

growth, generating additional spending on local services and goods through the introduction of town centre living for small households/individuals in this sustainable town centre location, and potential employment opportunities during the construction phase.

7.24 Regarding the social dimension, the site would add to the supply of

housing, albeit modestly. 7.25 In terms of the environmental dimension of sustainable development,

the proposal would introduce a residential use while retaining an element of the existing A1 use at the site, and the proposed alterations are considered to preserve the character and appearance of the conservation area (subject to conditions), and respect the setting of the adjacent listed buildings.

7.26 Having fully assessed all three dimensions of sustainable

development; economic, environmental and social within this report it is concluded that the development of this site: * Is within the built-up area where residential development is acceptable in principle and provides additional housing within the district. * Is an appropriate use within the market town. * The scale and location of the development is not considered to have a significant and demonstrable impact upon the surrounding area. * It would preserve or enhance the character and appearance of the Conservation Area and would not have a harmful impact on the adjacent listed buildings * It is acceptable in terms of highway safety * It would not have a significant detrimental impact on the amenity of neighbours. * Would provide appropriate infrastructure to meet the needs generated by the development through wheeled bin provision * There are no other material planning considerations which lead to the conclusion that the proposal is unacceptable.

7.28 Having regard to applicable national and local planning policies, and

having taken all relevant material considerations into account, it is therefore recommended that planning permission should be granted.

8. RECOMMENDATION - APPROVAL subject to conditions to include the following

• Time limit • Plans as submitted • Details of new windows • Details of staircases • Details of bin store

If you would like a translation of this document, a large text version or an audio version, please contact us on 01480 388388 and we will try to accommodate your needs. CONTACT OFFICER: Enquiries about this report to Luke Waddington Development Management Officer 01480 388143

1

From: developmentcontrol@huntingdonshire.gov.uk

Sent: 15 March 2019 10:43

To: DevelopmentControl

Subject: Comments for Planning Application 19/00200/FUL

Planning Application comments have been made. A summary of the comments is provided below.

Comments were submitted at 10:42 AM on 15 Mar 2019 from Mr Gary Cook.

Application Summary

Address: 22 Great Whyte Ramsey Huntingdon PE26 1HA

Proposal: Conversion of first floor into 6 self-contained flats.

Case Officer: Luke Waddington

Click for further information

Customer Details

Name: Mr Gary Cook

Email: gcook@ramseytowncouncil.org.uk

Address: 7A Church Green, Ramsey, Huntingdon PE26 1DW

Comments Details

Commenter Type: Town or Parish Council

Stance: Customer objects to the Planning Application

Reasons for comment:

Comments: Unanimously refused due to lack of car parking spaces.

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Application Ref:19/00200/FUL© Crown copyright and database rights 2019

Ordnance Survey HDC 100022322

1:1,250Scale = Date Created: 29/04/2019

Development Management Committee

Location:Ramsey

KeyListed BuildingThe SiteConservation Area