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Planning Application Details


DA/2018/0580
04-Sep-2018
FULL PLANNING
Brixworth
BRIXWORTH
The Red Lion Hotel, Harborough Road, Brixworth, Northamptonshire, NN6 9BU

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Bob Ham
Demolition of public house and construction of new A1 retail unit
Refusal Full.
29-Oct-2018




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Conditions & Reasons
       


   Conditions - Notes - Reasons

Type Description
Reason The design, scale, massing and appearance of the proposed new retail building is not in keeping with the sensitive locality and would not promote or enhance local distinctiveness or preserve or enhance the character and appearance of the Brixworth Conservation Area. The proposed development would therefore be contrary to Policy BN5 of the adopted West Northamptonshire Joint Core Strategy; to saved Daventry District Local Plan Policies GN1, GN2, EN2 and EN42; to Policies 8 and 9 of the Brixworth Neighbourhood Plan; and to Policies ENV7 and ENV10 of the emerging Settlements and Countryside Local Plan (Part 2). It would also be contrary to Policies SG.1, BG.1 and BG.21 of the Brixworth Village Design Statement and to NPPF Paragraph 192.
Reason The proposed development would entail the total demolition of the existing Red Lion public house, which is considered to be a non-designated heritage asset which makes a positive contribution to the Conservation Area, and whose loss would result in less than substantial harm to the Conservation Area. No robust evidence has been submitted to demonstrate that the existing building could be adapted and/or re-used. The proposed development would therefore be contrary to Policy BN5 of the adopted West Northamptonshire Joint Core Strategy; to saved Daventry District Local Plan Policies GN1, GN2 and EN2; to Policies 8 and 9 of the Brixworth Neighbourhood Plan; and to Policy ENV7 of the emerging Settlements and Countryside Local Plan (Part 2) and to NPPF Paragraphs 192 and 197.
Reason The parking provision for the proposed development, for customers and for staff, falls far short of the requirements as recommended by the Local Highways Authority (Northamptonshire County Council) and is likely to lead to staff and customers’ vehicles being parked within the public highway, including on highway verges and footpaths in a locality where traffic is generally already busy, particularly during morning and evening peak periods. This would cause obstruction and a danger to both highway and pedestrian safety. Furthermore, the applicant is proposing that servicing for the new retail unit to take place within the live carriageway which would lead to large delivery vehicles causing an obstruction to passing traffic and constituting a danger to highway safety. The proposed development would therefore be contrary to saved Daventry District Local Plan Policy GN2.
Reason The proposal would result in the potential loss of two existing retail units on the Spratton Road site, as well as the permanent cessation of the existing lawful public house use on the application site, for which no robust justification through evidence of marketing etc. has been provided. The proposed development would therefore be contrary to Policy RC2 of the adopted West Northamptonshire Joint Core Strategy; to saved Daventry District Local Plan Policy RT8; to Policy 7 of the Brixworth Neighbourhood Plan; and to Policy CW3 of the emerging Settlements and Countryside Local Plan (Part 2).
Informative In making this decision, the Local Planning Authority has had regard to the requirements of paragraph 38 of the National Planning Policy Framework.



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