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The site relates to The Baltic Inn which is on the western side of the Main Road opposite the forecourt area of the Total Garage.
The relevant development plan is The Foxdale Local Plan 1999 and the premises fall within the 'predominantly residential' area. To the north of the site is a field which extends to the Main Road. This field falls within a larger area of 'Open Space' as identified in the Plan.
The Inn is currently used as a pub with a manager's flat above. A number of rooms are let out for tourist purposes/B&B.
This application seeks to alter and extend the building.
There will be an extension to the side and an enlargement of the existing extension to the rear. The side extension has been reduced in size to overcome the concerns of the drainage authority.
The pub use will be retained on the ground floor. At first floor level there will be three rooms available for letting for tourist accommodation (ensuite). The attic would be used as a Manager's flat.
At the moment there are 3 lettable bedrooms in the attic; the Manager's accommodation is on the first floor.
The mass of the building would increase but the proposed side extension is to be stepped back slightly from the front elevation and would be in keeping with the appearance of the existing building. The rear extension will largely be hidden from public view by the side extension but is considered in any case to be in proportion with the form of the original building.
In terms of parking and highway safety issues, the Highway's Division has stated in its letter dated 25th January 2005 that the development is not supported by any off road parking arrangements in a village where parking is at a premium. Currently there is room only for two vehicles to be parked off the highway.
From speaking to the Agent and the DoT, it is apparent that the DoT has in mind a scheme to carry out road widening in the village and it is intended to encroach into the open field to the north of the Baltic Inn. This area is zoned as open space and is sloping in nature and meets the Main Road at a higher ground level. A high stone wall separates the field from the road. Significant engineering operations would be required.
Given that:
it is judged that the development is acceptable.
It is an important amenity for the village and its retention as a pub with tourist accommodation should be encouraged.
Policy F/P/T/1 states that... 'the Department may accept the expansion of existing facilities which have shown a positive previous contribution to tourism in the area. However, no approval will be granted to any development which would result in an adverse impact on the countryside whether this be from visual intrusion, the impact of traffic or car parking or inadequate arrangements for the servicing of the development.'
The Highway's Division seems unsure about whether to object or not (see email dated 3/5/05) as it is hoping to purchase land off the owners of The Baltic in the future. At this stage I would not support any encroachment beyond the site boundary of the Inn to provide additional parking and given the establish nature of the site, the parking provision is judged acceptable.
Recommended Decision: Permitted
Date of Recommendation: 06.05.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing numbers AT 676.1, AT 676.2, AT 676.3.1. and AT 676.4 Rev 2.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. All glazing bars shall be fitted externally upon installation.
C 5. Any signage shall be externally illuminated only.
C 6. With the exception of the Manager's accommodation all other bedrooms shall be used only by bona fide tourists only with no individual letting period extending beyond 4 weeks in duration.
C 7. There must be no discharge of surface water to the main foul sewer.
N 8.
No alterations shall be carried out on the existing culvert without the applicant discussing the matter with the Drainage Division and obtaining permission from the Land Drainage Engineer as stated in Section 35 of the Land Drainage Act 1934.
N 9. Full details of the proposed foundations must be issued to the Drainage Division as part of any subsequent building control submission. The foundations of the proposed extension shall be reinforced and taken to the invert level of the existing culvert.
N 10. The Drainage Division recommends that prior to any construction works commencing on site, a condition survey is to be undertaken on the culvert and supplied to the Drainage Division for assessment. A post construction survey should also be carried out.
N 11. No discharges of fat or other food waste, which may affect the performance of the public foul sewerage system will be permitted to the foul sewer. A satisfactory means of disposal for such waste should be found.
N 12. The applicant is recommended to discuss the requirements of the Food Safety Unit with the Environmental Health Officer.
N 13. This applicant should consult the Fire Safety Department as the flats must comply with the Housing (Flats) Regulations 1982. It will thereafter have to be registered under the same regulations.
Decision Made : Japanese Committee Meeting Date : 6-5-05
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