Agenda item

PROPOSAL: Change of use of existing retail unit (use class A1) at ground floor level to residential (use class C3) to form an extension of existing residential unit at upper floor levels.

OFFICER RECOMMENDATION: Permit.

34.15        This application was for the change of use of existing retail unit (use class A1) at ground floor level to residential (use class C3) to form an extension of existing residential unit at upper floor levels.

34.16        The Planning Officer advised that No. 2 Hailes Street was located within the Winchcombe Town Centre and the built up area as defined in the Winchcombe and Sudeley Neighbourhood Plan and had most recently comprised a retail unit at ground floor level and a 2-bed residential unit within the upper floors. The property was unlisted but was considered to be a non-designated heritage asset of local importance. The property was also within the Cotswolds Area of Outstanding Natural Beauty (AONB), the Winchcombe Conservation Area as well as the Article 4 Direction boundary. It was originally a Town House and aesthetically the building had a bay window frontage as opposed to a commercial shop window and planning permission was granted in 1990 to change the use of the building from residential to retail. Since that time, together with the ground floor of the adjoining property at No. 4 Hailes Street, a clothing retailer had traded from the property, but this had gone out of business in 2018 and the ground floor had since remained vacant. The property at No. 4 Hailes Street had been sold independently from No. 2 Hailes Street reducing the commercial floor space of No. 2 Hailes Street to approximately 46 square metres. Planning permission was granted earlier this year for the change of use of the ground floor shop at No. 4 Hailes Street to residential to form an extension of the existing residential unit above thereby providing a three-storey dwelling. The same change of use was now proposed for No. 2 Hailes Street from retail to residential at ground floor level which would be a reversal of the change of use permitted in 1990. This would form an extension of the existing residential unit at upper floor levels, but the property would remain a 2 bed dwelling; no changes were proposed to the exterior of the building. An objection to the proposal had been made by Winchcombe Town Council. In terms of the proposed loss of the existing retail use, Policy 2.4 of the Winchcombe and Sudeley Neighbourhood Plan was the most recently adopted policy and took precedence over relevant policies within the adopted Local Plan and the emerging Borough Plan. Policy 2.4 of the Neighbourhood Plan stated that development which would result in the loss of any retail or business premises in the designated Town Centre area must demonstrate that the existing use is no longer commercially viable further to an active marketing period of at least 12 months. Additional marketing information had been submitted throughout the consideration of this application as detailed within the Officer report and the applicant’s agent had advised that business rates had been paid on the empty property since February 2018. The Officer’s report also set out the reasons why it was considered that the marketing activity had been sufficiently active for over a 12-month period in line with Policy 2.4 of the Neighbourhood Plan. Taking this into account, together with the lack of uptake as a result of these marketing efforts and in view of Joint Core Strategy Policy SD10 which supported the conversion of vacant properties to residential use, the principle of the proposed change of use was considered acceptable. The Conservation Officer considered that the change of use would potentially have some negative impacts upon the character of the Winchcombe Conservation Area but had advised that the weight to be given to this consideration was very limited in this case, noting that, historically, the building was not a shop and did not therefore contribute to the historic retail evolution and legacy of the Town Centre. Since no changes were proposed to the exterior of the building it was considered that the appearance of the Conservation Area and the AONB would be preserved; the proposed change of use would protect the amenity of existing and future occupiers for the reasons set out in the report and that the highways impact would be acceptable. On this basis the Planning Officer’s recommendation was that the application should be permitted subject to the conditions set out in the report.

34.17        The Chair stated that there were no public speakers and therefore a proposal was sought. One of the local Ward Member’s for the Winchcombe area advised the Committee that the Town’s retail business in that area had ebbed and flowed over the years and, whilst he understood the position of the Town Council, he was in favour of permitting the application for the reasons set out in the Officer’s report and he proposed accordingly. A Member sought clarification on the marketing of the property and whether the selling price had been reduced in order to attract a retail business. The Planning Officer confirmed that marketing had been undertaken and details had been extensively set out in the report and, although the price had been dropped by £25,000 as well as being offered for rental, the property had not been successful in attracting a retail enterprise. The proposal to permit was seconded and upon the motion being put to the vote it was carried and the Committee

RESOLVED           That the application be PERMITTED in accordance with the Officer recommendation.

34.18        The meeting adjourned at 11.30am for a short break.

34.19        The meeting reconvened at 11.40am with the same Membership present.