Agenda item

Erect single storey rear extension & bin store, demolish existing garage and conservatory. Change of use of residential property (Use Class C3) to pharmacy (Use Class E).

The Planning Officer presented the application for a single‑storey rear extension and bin store, together with the demolition of the existing garage and conservatory, and the change of use of the residential property to a pharmacy (Class E).

The application site was shown, located across the road from the existing pharmacy. It was explained that the site lay on a minor road characterised by detached single-storey or chalet style bungalows, while the current pharmacy operated from a terrace of commercial properties nearby.

The application site consisted of a residential bungalow accessed from Weston Road. Photographs were displayed showing the property attached to No. 9 Weston Road, with an open frontage, driveway and garage. A photograph taken from Middlehill Road illustrated the character of the area and the proximity of the existing pharmacy.

The proposed development was outlined and the site plan presented. Elevation drawings showed the front and side aspects of the proposed extension. It was noted that although the scheme would result in the loss of one dwelling, this was not considered to be a significant loss. The proposed pharmacy would serve the same catchment area and provide the same NHS facilities as the existing one. The site lay within the Colehill settlement boundary and as the proposal did not involve a town centre use, no sequential test was required.

Amenity impacts were highlighted as a key concern. Objections had been raised by neighbours and the Town Council. It was explained that the proposal would introduce frequent short‑stay customer visits, increasing the number of vehicle movements and parking demand. Weston Road was described as a small cul‑de‑sac used only by residents and their visitors, and the level of activity associated with a pharmacy was likely to exceed what could reasonably be expected in such a location. This was judged to negatively affect the amenity of residents. Additional features such as alarm boxes, CCTV and deliveries were also identified as potential sources of disturbance to neighbouring occupiers. It was considered that the activity pattern generated by the proposed use would be materially different from that of the existing residential setting.

The impact on the character of the area was assessed and it was considered that the proposed extension would increase the footprint of the property bringing it almost up to the boundary with 27 Middlehill Road, contrasting with the typical plot characteristics of the area, where dwellings were well spaced on generous plots. The inclusion of large display‑style windows and an expanded hardstanding area for parking would alter the appearance of what was currently a wholly residential street scene.

In regard to highways and parking, both on‑site parking and parking on Middlehill Road were available, Dorset Highways had confirmed that the proposal would not give rise to material harm to highway safety and complied with current guidance. Limited on‑site parking was noted to be common for pharmacies, which were recognised as important community facilities.

The Planning Officer concluded that the proposal would result in harmful impacts on the living conditions of neighbouring occupiers and therefore conflicted with Policy HE2 of the Local Plan. No public benefits had been identified that would outweigh this harm, and the application was recommended for refusal.

Public representation was received in objection to the application from Charlotte Collins, Daryll Howells and Paul Ellard. The concerns that were raised included the change in character of the road that the development would cause, the increased traffic movements on the road and use of the road as parking and an increase in noise and light pollution. It was also questioned whether an alternative location could be found for the pharmacy or whether the current location could be extended.

Public representation in support of the application was received from KD Johnson and the applicant, Mitesh Patel. They explained that it was important to keep the pharmacy in the same location to continue to provide the same services to residents. The new development would allow for the pharmacy to meet the growing demands of the area. The applicant explained that they had looked into alternative sites in the area and not found any other suitable options.

The Planning Officer clarified that Highways had not objected to the application and were content with the impact on highways and the parking provision provided in the proposal. It was also explained that a drainage scheme was not required at this stage of the application as the site was not at risk of flooding.

The following answers were provided by officers, in response to questions from members:

·       The proposal included provision of 7 parking spaces, 3 for staff and 4 for customers. There was a lay-by and small car park shared by other commercial businesses that served the existing pharmacy.

·       Conditions could be included to limit operating hours and lighting if the committee were to approve the application.

·       The Town Council could request additional parking restrictions on Weston Road if they wanted to control parking on that road.

·       There was not considered to be a significant adverse impact of the development on 27 Middlehill Road.

Having had the opportunity to debate the merits of the application, several members expressed support for the application, given the understanding that the current premises was not fit for use and that the new premises would allow the pharmacy to continue to meet the needs of the community.

It was proposed by Cllr Coombs and seconded by Cllr Sowry-House that the application be granted subject to conditions to include: submitted plans; commencement of the development within 3 years of granting permission; surface water drainage; plans for turning, manoeuvring and parking to be submitted in advance; restrictions on hours of operation and deliveries; restrictions on signage and exterior lighting; use Class E restriction; provision of an ecological impact assessment; CIL contributions; tree and landscaping conditions, the details of which were to be delegated to officers.

Decision: That the application be granted subject to conditions, the full details of which were to be delegated to officers.