Agenda item

Retain existing building with alterations to windows and doors for mixed use as drinking establishment with food provision and kitesurfing school/shop.

Cllr Simon Christopher left the meeting at 11:41.

The meeting adjourned from 11:41 – 11:48.

The Planning Officer presented the application for the retention of an existing timber-clad building, with alterations to the windows and doors, for mixed use as a drinking establishment and a kitesurfing school.

The location of the site was shown to members and the adjacent car park and skate park were identified. Photographs of the existing building were shown, including views from the car park and skate park. These images illustrated the building both before and after the works were carried out, including the installation of new doors and benches at the rear.

Plans were presented showing the proposed internal layout, with a bar located centrally within the building. Proposed elevations and a 3D illustration of the interior were also shown.

The proposal was considered acceptable in all aspects except for flood risk. A flood risk map of the area was presented, showing that the site fell within Flood Zone 3, with high surface water flooding risk affecting access and egress. The Environment Agency had objected to the application on the grounds of flood risk and had highlighted that the site was at risk from 1 in 200-year wave overtopping.

A search for alternative sites within a one-mile radius had been conducted as part of the sequential tests, but all identified sites were also located within Flood Zone 3. The application also failed the exception test as it was not considered safe for its lifetime. It was concluded that the community benefits of the proposal were limited and did not outweigh the flood risk.

Mr Smith spoke in support of the proposal, as the applicant. He noted that he believed there were substantial community benefits of the application, including providing access to water sports to young people and bringing economic benefits to the area, through hosting events. He also stated that he believed concerns about flood risk could be overcome through the business closing in extreme adverse weather conditions and that the Town Council had lent their support to the proposal.

Officer’s provided the following responses to members questions:

·       Under National Planning Policy drinking establishments were considered to be higher risk than other forms of recreation, due to the likelihood that people would be consuming alcohol.

·       The Environment Agency were a statutory consultee and flood risk experts.

·       A condition could be included requiring flood warning and an evacuation strategy, however this wouldn’t reduce the risk of flooding and there would still be an issue over the access and egress of the site.

·       A condition requiring closure in extreme weather conditions may not be enforceable.

Members considered that a potential suitable solution could be found that would mitigate the flood risk and felt that there were substantial community benefits, in the provision of water sports and hosting of events, as well as the economic benefits that the business would bring to a deprived area. 

The meeting adjourned at 12:30 – 12:47 to allow officers to draft a form of wording for the approval of the application.

Members voted to extend the meeting beyond 3 hours.

It was proposed by Cllr O’Leary and seconded by Cllr Bell, that the application be granted subject to the submission of a suitable flood evacuation plan that would be presented at a future committee meeting for approval and submitted within a timeframe of 1 month of the decision.

Decision: That authority be delegated to the Service Manager for Development Management and Enforcement and the Area Manager for the Southern and Western Team to grant planning permission subject to conditions and the submission of flood evacuation plans within 1 month of the decision with the full wording to be agreed with the Chair of the Western and Southern Area Planning Committee.