Agenda item

Proposal:             Alterations and additions for conversion from a dwelling to a boutique hotel including link to adjacent restaurant (C3 to C1) - Revised Application.

Associated Documents:

http://tinyurl.com/ha3c8un

(The Site was viewed by the Site Viewing Working Party)

The Committee considered the written report and recommendation from the Head of Planning Services to refuse permission.

The Committee received supplementary information circulated at the meeting which outlined the detail of the materials to be used in the roof  proposal.

The Committee was addressed by the following deputees:

(1)  Mr Martin Critchley, the Applicants agent, who objected to the officers recommendation and spoke in support of the proposal for the following reasons:

a.    The officer’s recommendation to refuse the application was based on a subjective aesthetic assessment;

b.    The proposal would have economic benefit to the area of Emsworth;

c.    The addition to the area would add character and interest and not detract from the street scene;

d.    The Mansard roof design was replicated in nearby areas of Emsworth and would not be out of character;

e.    The different style of building would increase tourist interest to the area and supply employment opportunities, therefore further benefiting the local economy;

(2)  Cllr Rivka Cresswell, a Ward Councillor, who objected to the officers recommendation and supported the proposal for the following reasons:

f.     The site was unoccupied and this proposal would provide a use for the site.

g.    The mansard roof was integral to the design of the proposal to allow for the site to reach it’s full economic potential.

h.    The proposal would add variety to South Street and therefore character and interest to the area.

i.      Examples of the roof style could be seen in other parts of the area and was therefore not boldly out of character.

j.      The proposal would add employment, business and tourism to the area.

In reponse to questions raised by the committee it was advised that:

1.    The proposal would have a visible gap on the East frontage from the adjacent building to the south, however this gap would meet toward the rear of the building, providing a corridor access between the adjacent property.

2.    The previous application proposed a total of 7 bedrooms. The  application to be determined proposed 6.

The Committee discussed the application together with the views raised by the deputies.

Some members of the committee agreed that there would not be a significant impact on the character of the area and the mansard roof was agreeable to the design and fit of South Street. It was also commented that the use of the site was beneficial for the economic prosperity of the local area. However the majority of the committee agreed that the style of the property would have a significant detrimental impact on the street scene and would be unsympathetic to the area. Although the committee were in support of the proposed use of the site, the style was inappropriate and by reason of its height, scale, bulk and prominence on the streetscene. It was therefore

RESOLVED that the Head of Planning Services be authorised to refuse permission for application APP/16/01113 for the following reasons:

1.    The proposed mansard style roof extension on a building which sits in between No. 25 South Street and the Coal Exchange Public House, by reason of its height, scale, bulk, detailed design and prominence in the street scene and wider roofscape of the conservation area, would have an intrusive impact on the setting of the adjacent Listed Building at No. 25 South Street and the character of the Emsworth Conservation Area and streetscene, by unbalancing the unity of the architectural composition of this section of South Street and further breaking the original and unique integrity of this historic design. For this reason, the proposal would fail to comply with policies CS11 and CS16 (1a) of the Havant Borough Local Plan (Core Strategy) 2011, policy DM20 of the Havant Allocations Plan 2014 and national guidance contained in the National Planning Policy Framework.