Agenda item

To determine the application.

David Rowen presented the report to members.

The committee had regard to its inspection of the site (as agreed in accordance with the Site Inspection: Policy and Procedure (minute P19/04 refers)) during its deliberations.

Members asked questions of officers as follows:

·       Councillor Topgood stated that the plan shows the red line going around the taxi rank as well but it is his understanding that this area does not belong to the applicant so questioned whether it should be included on the plan? David Rowen responded that on the location plan that has been submitted this does appear to be the case but he is not aware of what the ownership arrangements of this area is and whether it is actually part of the application and officers may need to seek clarification on this depending upon the outcome of the application.

Members made comments, asked questions and received responses as follows:

·       Councillor Benney expressed the view that there are 3 flats that already have established planning use so he feels that all members are looking at is another 3 flats. He made the point that there is an abundance of surplus retail space, which will only rise as there is more online shopping and the cost of running businesses from expensive places such as a shop or a restaurant goes up, and these buildings are going to stand empty and the Government does not want empty buildings but there is a shortage of housing and to him this development falls well within that policy. Councillor Benney recognises this policy is not within the Local Plan policy but referred to Peterborough where spaces above retail units have been converted into flats or are being converted and, in his view, this is progress, the way forward and the market should not be blocked on this, the market is saying this is where this proposal needs to go as there are empty properties, empty shops and there will be more of these to come. He made the point that planning is about land usage and, in his opinion, the loss of a pub/restaurant, which is an expensive business to run, and turning it into a smaller shop is not taking away the full commercial aspect of the property but will enable the owner to generate revenue. Councillor Benney expressed the view that if an owner does not make money out of these buildings they will fall into disrepair and this proposal will ensure this building stays in good order.

·       Councillor Mrs Davis stated that she agrees broadly with Councillor Benney and when members visited the building it was difficult to see what businesses would be successful there as it is set way back from the Town Centre and better use of the building may be made by having more flats.

·       Councillor Sutton stated that he agrees to a certain extent with the previous speakers but he does not think he can support this proposal in its current form due to some of the bedrooms being right on the taxi rank, which he feels would be a dereliction of members duty to allow that to go ahead and put people in a position where they have to sleep there with 10 taxi ranks.

·       Councillor Mrs French expressed the opinion that members need to know who these parking spaces and land belong to as the Council is working on Civil Parking Enforcement and she wants to know whether those space belong to Fenland or is it in private ownership. She agrees with the comments of Councillors Benney and Mrs Davis in the way that people trade today they cannot afford large retail businesses and the country has just got over Covid and is now going into recession so the committee should be thankful that someone wants to do something with this building.

·       Nick Harding stated that from the presentation members would have seen that the taxi rank is unchanged and having checked the application form the applicant did serve notice on Fenland District Council as landowner. He stated that in terms of the conversion of the ground floor to residential, if the issue of noise and disturbance at ground level to those ground floor flats is put to the side, from a planning officer perspective there is sympathy with the view of Councillor Benney in that there is more than likely going to be a surplus of vacant floor space in Wisbech but made the point that this has not been provided to officers in the set of current information on the amount and location of vacant floor space so if officers were to let this go to an alternative use it would not be on the knowledge, notwithstanding the fact that it is contrary to policy, it is not going to cause any harm.

·       Councillor Mrs French requested clarification that the car parking does belong to Fenland District Council as it would be Fenland who would decide further along the road if it wanted to put a traffic regulation order here and change these taxi spaces. Nick Harding responded that he is not aware of the exact extent of the Council’s ownership but he does know that the Council was served notice.

·       Councillor Mrs French asked if the application could be deferred for the applicant to clarify their justification for the loss of the retail space? Councillor Connor made the point that it is up to committee on how to proceed although he is not keen on deferrals.

·       Councillor Sutton stated that there is no doubt that the car parking spaces are either Fenland’s or County’s as there was big issue about moving the taxi ranks from Horsefair to its current position and the building did belong to the County Council at one time. He referred to his original point that with the current layout with the bedrooms close to those taxi ranks he cannot support the proposal.

·       Councillor Connor expressed the opinion that it is an empty building, the whole commercial aspect is not being removed, triple glazing is going to be installed and whilst it is not ideal it will bring the whole of the building back into use bringing well needed accommodation to the people of Wisbech. He stated that it makes no sense to him to refuse this application.

·       Councillor Benney made the point that there may be taxis outside the window but he and Councillor Murphy both lived on the High Street at times and there were cars pulling up outside all the time and he feels that wherever you build there will be noise wherever there are cars and people and he agrees with the Chariman that this proposal does bring back a building into use.

·       Councillor Murphy agreed, he feels that wherever a dwelling is placed someone will always live in it and this proposal is right in the middle of Wisbech, it is going to be busy and noisy but someone will occupy those flats of their own accord.

·       Councillor Connor expressed the view that if the flats go up for sale or rent there will be numerous people wanting them and there will be no problem with people wanting to occupy them.

·       Councillor Marks referred to the first application determined at the committee meeting which saw a proposal for a derelict building and if this building is left committee in 2-3 years time will be in the same position discussing some type of scheme for a derelict building to try and make it better. He feels this proposal immediately answers a question of homelessness or housing need and it should not be left empty.

·       Councillor Mrs Mayor stated that this application is asking for one retail unit and asked if this is being excluded or are committee being asked to go with the application as presented? Councillor Connor responded that the committee needs to decide on the application as presented.

Proposed by Councillor Benney, seconded by Councillor Marks and agreed that the application be GRANTED against officer’s recommendation with authority delegated to officers to apply appropriate conditions.

Members do not support officer’s recommendation of refusal of planning permission as they feel that Central Government’s Policy is to bring empty properties back into use which this proposal does, the noise and disturbance from the taxi rank can be mitigated by triple glazing and the possible introduction of acoustic glass and the flats will satisfy a housing need that exists.