Agenda item

3 Main Street, Grimston – Change of use: part conversion of public house to 2 bedroom flat, alterations to first floor flat access, conversion of outbuilding to 2 bedroom dwelling, retain part public house

Reference:	20/00391/FUL
Location:	3 Main Street Grimston Melton Mowbray LE14 3BZ
Proposal:	Change of use: Part conversion of public house to 2 bedroom flat. Alterations to first floor flat access. Conversion of outbuilding to 2 bedroom dwelling. Retain part public house.

 

(Councillor Browne declared his intention speak as Ward Councillor on this application and therefore here left the Committee and moved into the public speaking gallery.)

 

The Planning Development Manager addressed the Committee and provided a summary of the application.

 

Pursuant to Chapter 2, Part 9, Paragraphs 2.8-2.28 of the Council’s Constitution in relation to  public speaking at Planning Committee, the Chair allowed the following to give a 3 minute presentation:

 

·         Councillor Henrietta Maddocks-Wright, Chair, Grimston, Saxelbye & Shoby Parish Council

 

In response to a Member question on the number of bed and breakfast premises in the area, Councillor Maddocks-Wright responded that there was one other in Grimston and a couple in the surrounding area.

 

·         Mike Petty, Objector

 

·         Haydn Wakefield, on behalf of the Applicant

 

In response to a Member question, Mr Wakefield responded that the applicants had seen the accounts 3 years ago before purchasing the property and the pub was profitable at that time. With regard to the Council’s coronavirus support grant, it was noted that as the pub was not trading on 11 March 2020 it was not eligible for a grant. It was pointed out that the proposal was not for a micro-pub but had allocated a smaller space for the public house function.

 

·         Councillor Ronan Browne, Ward Councillor spoke on the application

 

Following mention of the community’s interest in retaining the pub possibly as an asset of community value, it was asked how the community was going to raise the capital to finance the proposal. Councillor Browne responded that there was interest in buying the pub at the market value and options were under discussion with the Parish Council and other interested parties. He added that the community needed at least 6 months to consider all the options to retain the facility.

 

The Solicitor advised that the question of the pub becoming an asset of community value was not given as a planning reason for refusal.

 

The Planning Development Manager confirmed that the application was not for a micro-pub as this was a different type of business, the proposal was to retain part of the building as a public house.

 

During discussion the following points were noted:

 

·         Reference was made to the coronavirus support grant which was only available for businesses that were trading on 11 March 2020 and as this business was not trading at that time, the applicant was not eligible for the grant;

·         The issue of whether there was a proposal for the pub to become an asset of community value was not a planning consideration nor a reason for the recommendation for refusal in the report;

·         Grimston was a conservation area and an unsustainable village and there was no proven need for more housing;

·         It was mentioned that the previous pub business had thrived on its food offering and the reduced pub floorspace proposed would restrict capacity for this type of trade in the future;

·         There was concern at the deterioration of the property and a previously successful business. It was said that the property/business was only worth the market value or what a buyer was willing to pay for it;

·         The pub was previously well known as a great asset to the village and local area and its closure was regrettable;

·         The proposal was contrary to policy C7 due to Grimston being an  unsustainable village due to a lack of facilities and no public transport;

·         There was a borough-wide need for 2/3 bed houses but not in this village and pubs were not included in the recent Government statement regarding proposals to introduce new regulations to make changing commercial properties to residential use easier;

·         The proposal was also in conflict with policy SS3 and its closure would result in a loss of community life, employment as well as bed and breakfast facilities in the area.

 

Councillor Posnett proposed to refuse the application and Councillor Faulkner seconded.

 

RESOLVED

 

That application 20/00391/FUL be REFUSED for the reasons set out below.

 

(Unanimous)

 

REASONS

 

In the opinion of the Local Planning Authority the proposal would, if approved, result in the provision of additional dwellings in an unsustainable location. The development occupies a location where there are limited local amenities, facilities and jobs, and where future occupiers are likely to depend highly on the use of a private motor vehicle. The proposal does not meet an identified proven local need and would be contrary to Policy SS3 of the Local Plan which seeks to restrict development in such settlements to that which is based on a local proven need (and subject to other criteria).

 

The proposed development would result in the loss of a valuable community facility, to the detriment of the life of the community, contrary to Policy C7 of the Melton Local Plan and Paragraphs 83 and 92 of the National Planning Policy Framework. Insufficient justification has been supplied that shows compliance with these policies with limited other facilities in the village. It is not considered that sufficient detail has been submitted to demonstrate that the Public House can no longer be utilised as such.

 

(Councillor Browne here re-joined the Committee.)