Erection of a single storey cafe
Minutes:
The Committee considered a report of the Planning Officer regarding an application for the erection of a single storey café at Station House, Lintz Green Lane, Lintzford, Rowlands Gill (for copy see file of Minutes).
Members of the Committee had visited the site the previous day to understand the highways implications of the development and its location on the Derwent Walk.
N Graham, Planning Officer gave a detailed presentation of the application which included a location plan, proposed layout, proposed elevations and site photographs.
The Planning Officer informed the Committee that a further eight letters of objection had been received since the publication of the Committee report.
Ms K Redfern, Safety Officer for the British Horse Society addressed the Committee to object to the application. The application would have a negative impact on horse riders and there were approximately 100 riders locally.
Access to the Derwent Walk from the B6310 was along a single track drive. While this coped well for local residents vehicles and equine access to the off road riding that the Derwent Walk provided, the addition of café traffic which was unfamiliar with the restrictive road would lead to this access for riders to be extremely dangerous. A horse was capable of travelling at 40 m.p.h. as a result of fear and flight and this could lead to injury or fatality.
Approaching the Derwent Walk from Arch Bridge, horses would become immediately startled by light reflecting on the glass of the proposed structure. Travelling northeast below the Arch involves moving from dark to light and horses would be confronted by light, the movement of large numbers of people and unusual aromas from food. The platform access track would be fenced and narrow, again creating hazardous access for horses and visitors.
Ms Redfern asked the Committee to refuse the application.
Mr P Tomlinson, local resident, addressed the Committee to object to the application. The residents of Lintz Green were overwhelmingly opposed to this application on the grounds of architecture, noise pollution and vehicular access.
The proposed café building was too big for the site and was not in keeping with existing buildings.
Although the original application was for a café it was also to be used as a music venue and if this was so then adequate soundproofing would be needed to prevent noise pollution. There were traffic concerns about the application. The Highways Engineer considered that the site was unsuitable for additional motorised vehicle generation and Mr Tomlinson questioned how deliveries would be made and musicians would access the venue, and the Public Rights of Way Officer was not in favour of any attempt to attract passing motorised customers from the B6310. Mr Tomlinson asked the Committee to refuse the application.
Dr R Sinclair, applicant, addressed the Committee. He had lived in the area for 26 years and had moved because of the peace and quiet of the area. There was no community centre or base in the area.
There had been an increased usage of the Derwent Walk/Red Kite Walk and the proposed site was in a prime location for a café facility. 400,000 people used the Derwent Walk in its entirety every year and the site was at a point where it was easy for people to cycle to. Any customers who tried to access the café by car would be refused service. The café would be a unique facility for walkers, cyclists and horse riders.
When he moved to the area 26 years ago Dr Sinclair informed the Committee that Derwent Valley was going through a period of decline. However, the area was now thriving with businesses being run from houses.
Dr Sinclair informed the Committee that he would not wish to create an atmosphere in his garden which was detrimental to him. Four out of seven houses in the area had not objected to the proposal and he had invited neighbours to discuss the application, as he was very community minded. He asked the Committee to approve the application.
Councillor Shield informed the Committee that he had visited the application site at the request of the applicant. He was familiar with the Derwent Walk which was a very attractive walk. While there had been objections to the proposed late opening of the facility when events were held there, this was conditioned to be only until 10 p.m. twelve times a year, and only on a Friday or Saturday. Councillor Shield referred to the drainage issue and the joint septic tank which was not on the applicants land and sought clarity on this.
The Planning Officer informed the Committee that there were two septic tanks, one for seven houses and one for the Station House, not on the applicants land. A foul drainage assessment form had been completed which showed sufficient capacity in the existing septic tank and the proposed conditions of the planning permission would ensure it was for the applicant to demonstrate such capacity.
Councillor Shield sought more information on the proposed lighting of the café and asked about the monitoring of food hygiene standards. The Planning Officer replied that condition 5 of the permission required the maintenance of a dark corridor and the café would use downlights rather than outward spreading lights. Environmental Health would carry out licensing checks to ensure the maintenance of food hygiene standards.
Councillor Shield referred to Lintz Green Road which was single track and possible restrictions on using the road, for example a sign to state it was for private use only. The Planning Officer replied that while not a planning matter the landowner could restrict access subject to permitted rights.
Councillor Shield informed the Committee that the application had no objections from statutory or other consultees, breached no policies and complied with Policy EN1 of the Derwentside District Local Plan. He moved the recommendation to approve the application.
Councillor Hopgood, in seconding approval of the application, referred to Condition 7 and the need to ensure topsoil levels were the same as currently on site.
Upon a vote being taken it was
Resolved:
That the application be approved subject to the conditions contained in the report.
Supporting documents: