02
04/01137/FUL
THE SQUIRRELS PUBLIC HOUSE, NORTH STREET, WINKFIELD (WINKFIELD
AND CRANBOURNE WARD)
Erection of single storey rear extension forming new restaurant/function room.
This application is reported to Committee because four objections have been
received.
1
PROPOSAL AND BACKGROUND
The property is a large detached red brick public house located on the corner of North
Street and Squirrel’s Lane. The public house is set back from the highway by 6m.
Full planning permission is sought for the erection of a single storey rear extension
9.4m in length, 4.65m in width and 3.5m high. The proposed extension would be used
as a restaurant area or as a function room. There is presently a flat roof single storey
element to the rear of the public house.
The extension is proposed at the rear of the property; where there is currently a car
parking area accessed off of Squirrels Lane. There is further car parking to the front
of the property, and a car park is also located on the opposite side of Squirrel’s Lane.
The proposal would be 8m off of the common boundary with the nearest property to
the rear.
2
CONSULTATIONS AND REPRESENTATIONS
Winkfield Parish Council
No objection.
Transportation Officer
There is adequate parking available at the site and in the car park opposite to cater
for the extension.
Environmental Health Officer
No observations to make regarding this application.
Access Officer
Concerns over the proposed internal floor level and the patio level.
All doors should provide a clear opening width of 800mm per leaf. The circulation
doors from the lounge into the extension should also provide vision panels between
900mm and 1500mm.
Representations
4 letters of objection were received, which raise the following issues:
•
The proposal would result in a greater noise level from the public house and an
increase in anti-social behaviour.
Planning & Highways Committee
24 February 2005
3
•
The extension would encourage vehicles and patrons to be closer to the boundary
with properties to the rear. Over the last couple of years patrons have caused
excessive damage to this boundary wall and fence.
•
The patio outlined on the plans shows a dwarf wall directly facing the property to
the rear with a gap between the wall indicating access to patrons from the car
park. The noise from the patio area will infringe on the privacy and quiet in
neighbouring gardens.
•
The proposed metal staircase enables people to look directly into properties to
the rear.
•
The proposal would have a detrimental effect on the environment, particulary for
the elderly residents in Cranbourne Park and would be a negative factor with
regards to the value and sale of neighbouring properties in the future.
CONSIDERATION OF PROPOSAL
The main issues raised by this proposal are:
(1)
Principle of Development
The site is located within a Green Belt Village. The principle of the
development is acceptable.
(2)
Impact on Character and Appearance of the Area
As there is presently a flat roof aspect to the rear of the public house it is
considered that the extension is of sympathetic design and in keeping with
the public house. Therefore it is not considered that the extension would
have a detrimental affect on the character or appearance of the area.
The street scene would not be affected as the proposal is to the rear of the
public house and is in keeping with the design of the building at present. It is
therefore considered that the proposal would not have an adverse impact on
the scale or character of the existing building or on the character of the
surrounding Green Belt Village. Thus the proposal is considered to be in
compliance with policies EN20 and GB3 of the BFBLP.
(3)
Impact on Neighbours’ Amenities
There is no reason to believe that the proposal will lead to an increase in noise
levels emitted from the public house.
The behaviour of the patrons of the public house and the effect of the
proposal on property values are not material planning considerations.
The proposed metal staircase is a relocation of a staircase with access to
first floor which currently exists. It is not considered that it will result in any
more overlooking than the there is at the present time.
The proposed extension would result in light infringement of less than 60
degrees to the two nearest properties, New House and 8 Squirrel Drive.
This therefore complies with the critical light angle of 60 degrees as
Planning & Highways Committee
24 February 2005
contained within the Council's Guide 'Extending Your Home.'
(4)
Access Implications
Amended plans have been submitted to meet the requirements of the
Access Officer.
4
RECOMMENDATION
That the application be APPROVED subject to the following conditions:(1)
Z101
Time Limit for commencement
(2)
Z201
Approved Plans: Insert:Drg No SP10804 (Sheet 1) Received 11.01.05.
Drg No SP10804 (Sheet 2) Received 11.01.05
(3)
Z501
Materials to Match: Extensions
Summary of reason(s) for the decision
The following development plan policies have been taken into account in
determining this planning application:
Bracknell Forest Borough Local Plan: GB3, EN20, EN22
(Please note that this is not intended to be an exhaustive list).
The following material considerations have been taken into account:
The proposal is considered to comply with GB3, EN20, and EN22. The proposal
will not adversely affect the character or amenity of the area or the amenities of
neighbouring property. The planning application is therefore approved.
Contact for further information
Laura Kingwell 01344 351137
[email protected]
Doc. Ref
G:/Commitee/PlanDept/2005/24Feb/0401137ful The Squirrels PH
Planning & Highways Committee
24 February 2005
Planning & Highways Committee
24 February 2005
Planning & Highways Committee
24 February 2005