Agenda item
WP/19/00150/FUL - Beach Control Office, The Esplanade, Weymouth, DT4 7AN
Refurbishment and extension of existing Beach Office to provide extra WCs, extended kiosk and first floor office with lift access
Minutes:
The Development Manager presented the application that
sought approval for the refurbishment and extension of the existing Beach
Office to provide additional WCs, an extended kiosk and first floor office with
lifts. The location was set within the
seafront environment and the Town Centre Conservation Area.
The ground floor plan retained the changing places facility
and added an extra 22 unisex toilets, including accessible toilets, a parent
room and a family room. Provision had
been made for the accessible toilets to
be left or right “handed” with
appropriate signage to indicate this.
The extension encompassed the former outside seating area to
provide rentable kiosk space and the proposed first floor projection would be
larger than the existing and built on stilts over the Esplanade towards the
beach so as not to obstruct pedestrian movement. This would provide additional facilities for
beach staff that included a viewing balcony as well as mitigate the loss of
meeting space on the ground floor that would be used for the additional
toilets.
The key planning matters were highlighted including the
principle of development, scale, design, impact on character and appearance of
the larger projection, impact on amenity, impact on landscape and heritage
assets, economic benefits, access and parking, flooding and environmental
performance.
The Development Manager advised that a lot of
representations had been received regarding the level of provision of solar
panels. Upon further investigation it
was found that the roof of the building would need to be reinforced to take the
additional weight and that not all of the roof surfaces were suitable.
In response to a question the Development Manager advised
that, if more panels were installed on the south elevation the visual impact of
this on listed buildings and the conservation area would need to be considered
further as this roof was more prominent than the existing roof. The proposed number of panels was therefore
considered satisfactory as they would support the operation of the building,
although not sufficient to provide feedback of electricity to the national
grid.
Members considered the matters arising from the application
and made the following comments during the discussion:-
- The option to use the
rentable space for the 2 kiosks for a Tourist Information Centre.
- Additional solar panels
introduced on the western elevation or new structure or the use of photo
voltaic tiles.
- The lack of an internal
shower facility.
- The impact of the design
of the additional WCs from an operational and safety perspective (arising
from doors opening outwards as opposed to opening into an enclosed area
with an attendant).
Members highlighted that the plan had altered from previous
iterations over the past 2 years and that internal shower facilities and doors
opening onto the pavement had not featured in plans as recently as 3-4 months
ago. It was noted that the existing
underground toilets would remain in use during the summer and be closed during
the winter period.
Mr Madgwick, the Transport Development Liaison Engineer,
stated that toilet doors that opened onto pedestrian areas could cause safety
issues for pedestrians and could be mitigated with appropriate warnings or
barriers.
The Development Manager advised that unisex toilets with
doors on the outside of the building was a common approach to the provision of
public toilets. Dorset Council Highways had made no objection to the proposal,
however, the use of informatives to provide advice and guidance could be used
in this instance.
Members were concerned that no comments had been received
from Weymouth Town Council and it was noted that this had been due to the
impact of Local Government Reorganisation on the consultation timetable for
this application which had been validated before 1 April 2019. Whilst some members were mindful of the need
to progress the work necessary to ensure completion in time for Easter 2020,
other members wanted to make sure that the views and input of Weymouth Town
Council were heard.
The Development Manager advised that seeking the views of
the Weymouth Town Council would relate to planning matters only and that
comments regarding the operation or maintenance of the building were not
material to the planning application.
It was proposed by Cllr Gray and seconded by Cllr Barrow to delay the decision pending consultation with Weymouth Town Council. Upon being put to a vote this was not supported.
Proposed by Cllr Shortell, seconded by Cllr Cocking.
Decision: That the
application be granted subject to the conditions outlined in the appendix to
these minutes.
Supporting documents: