Agenda item

Application Type:     Full Planning Permission

Proposal:                   Erection of extension at first floor level to form a new internal customer area and external roof garden and balcony overhanging 'The Haven' plus associated works

Site:                            The Moon Under Water, 6 High Street, Boston, Lincolnshire, PE21 8SH

Applicant:                  Mr Noakes, JD Wetherspoon

Proposal:                  Erection of extension at first floor level to form a new internal customer area and external roof garden and balcony overhanging 'The Haven' plus associated works

Site:                            The Moon Under Water, 6 High Street, Boston, Lincolnshire, PE21 8SH

Applicant:                 Mr Noakes, JD Wetherspoon

The Senior Planning Officer presented this application and advised the Committee that the applicant had submitted an amended plan on 29 February, which correctly gave the length of the new cantilevered balcony as 26.6m, not 27.8m as stated in the report.  Also, the proposed balcony would be about 2.3m above the pavement level of the Town Bridge, not 3m as stated in the report. 

It was proposed by Councillor Stephen Woodliffe and seconded by Councillor Anton Dani that planning permission be granted as recommended by the Planning Officers.

Vote: 12 for, 1 against

RESOLVED: That application number B/15/0403 be granted planning permission subject to the following conditions:

1.  The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 

Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2.  The development hereby permitted shall be carried out in accordance with the following approved plans

§  Proposed ground floor plan ref 109 rev F (4/11)

§  Proposed first floor plan ref 110 rev H (5/11)

§  Proposed second floor plan ref 111 rev F (6/11)

§  Location plan ref 116 rev A (7/11)

§  Proposed external elevations ref 120 rev C (10/11)

§  Proposed external elevations and sections ref 121 rev C (11/11)

     Reason: To ensure the development is undertaken in accordance with the approved details and to accord with Adopted Local Plan Policy G1.

3.  Before the development hereby approved is first commenced, full construction details of the proposed balcony shall be submitted and approved in writing by the Local Planning Authority. These details shall include means of supporting the balcony, the fixings to be used, type of glass to be used, details of any repair work to the external face of the building following construction and a method statement which details the method of construction. The details shall also include the finish, colour and materials of the framework. The works shall be carried out as approved.

     Reason: This condition is a pre-start condition in order to ensure the proposed development assimmilates within its surroundings, preserves the setting of the nearby listed buildings and the character of the Boston Conservation Area.  This condition accotds with the objectives of Local Plan policy G1 and RTC 8 and the NPPF (2012).

4.  The proposed timber enclosure shall not be commenced until full elevation details of this structure has been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out as approved.

     Reason: No details have been submitted, in order to ensure the structure assimmilates within its surroundings and to accord with the objectives of Local Plan policy G1.

5.  The existing flues, ductwork and condenser unit as identified on the proposed first floor plan (ref 110 rev C) shall be removed before the balcony and roof garden are brought into use.

     Reason: In the interests of the visual amenity of the Boston Conservation Area and to accord with the objectives of Local Plan policy G1 and the NPPF (2012).

6.  The proposed external food hoists as identified on the proposed first floor plan ref 110 rev H, shall not be commenced until full details of this structure has been submitted to and approved by the Local Planning Authority. The works shall be carried out as approved.

     Reason: In the interests of the visual amenity of the Boston Conservation Area and to accord with the objectives of Local Plan policy G1 and the NPPF (2012).

7.  Full details of any external lighting on the balcony or roof garden shall be submited to and approved in writing before any lighting is installed. The works shall be carried out in accordance with the approved details.

     Reason: In the interests of the visual amenity of the Boston Conservation Area, the amenity of neighbouring occupiers and to accord with the objectives of Local Plan policy G1 and the NPPF (2012).

In determining this application the authority has taken account of the guidance in paras 186 – 187 of the NPPF (2012) in order to seek to secure sustainable development that improves the economic, social and environmental conditions of the Borough.