Agenda item

(Director of Governance) To consider the attached report for minor adaptations to be made to the two-storey accommodation block building, with each of the 25 rooms to be used for more general housing and be provided with a galley kitchenette (DEV-017-2016/17).

The Assistant Director of Governance (Development Management) presented a report for minor adaptations to the two-storey accommodation block building, with each of the 25 rooms to be used for more general housing and to be provided with a galley kitchenette, at Zinc Arts in High Street, Ongar. The application was before the Committee following a minority reference by Area Planning Sub-Committee East at its meeting on 18 January 2017.

The Assistant Director explained that the site was the former Great Stony school buildings, which comprised a combination of single and two storey buildings. The original building comprised a mixture of community and arts uses, including classrooms, a nursery, café and reception. There had been significant extensions including a theatre, additional rooms for centre activities and two two-storey residential blocks. One of the residential blocks was managed by East Thames Housing Association for supported living, and the other block was the subject of the application. There was a car park at the northern end of the site with 50 spaces. The site was located within a predominantly residential area of the High Street, within the Great Stony School Conservation Area and the Metropolitan Green Belt.

The Assistant Director stated that Planning Officers had concluded the financial circumstances of the centre were a significant factor, and the possibility of the arts and community use not being able to continue without the income generated from the proposed application was a material consideration and constituted special circumstances in determining this application. Although the residential block was currently under-occupied, the annual occupation rate was approximately 16%, the same number of rooms were being retained which could all be occupied 24 hours a day for 365 days per year by residents with vehicles, so Officers felt the changes did not amount to a significantly more intrusive use of the site. It should also be noted that approval of this planning application would not affect the existing Section 106 agreement relating to the broader use of the building. Consequently, Officers had recommended this application for approval, although it was recognised that the issues were finely balanced.

The Committee noted the summary of representations that had been received in respect of this application, which had included 29 letters of objection from residents and one letter of support. Ongar Town Council had also objected to the application with regard to the variation of the Section 106 Agreement. The Assistant Director reported that a further letter of objection had been received from Ongar Town Council, which had requested additional conditions be imposed if the application was granted permission. In addition, further correspondence had been received from a former Chairman of the Trust and the Applicant, who was attempting to allay certain rumours concerning the development. The Committee heard from an Objector, Ongar Town Council and the Applicant before proceeding to debate the application.

Cllr B Surtees, the ward Member for Chipping Ongar, Greensted & Marden Ash, commented that this application had generated strong feelings within the community, which was reflected by the conflicting information being disseminated by both sides of the argument. Zinc Arts was attempting to widen their remit; the Centre had been under-used for a long time now, and its usage needed to be increased to support the necessary growth of the Centre as a Community Hub. Cllr Surtees pointed out that the fire escape was actually a steel stairway at the end of the building, and requested that a condition be added to make the proposed minor adaptations reversible.

The Committee acknowledged that there were no planning reasons for refusal, and that there would be a serious financial viability issue for the Centre if these rooms were not used. The Assistant Director reiterated that the rooms were currently available for overnight use by users of the Centre, but the Applicant confirmed that there would not be any overnight accommodation available at the Centre in future if this application was granted planning approval as the accommodation would be made available to the general public to rent for six or twelve months at a time.

Decision:

(1)        That planning application EPF/2357/16 at Zinc Arts in the High Street, Ongar be granted permission, subject to the following conditions:

            1.         The development hereby permitted must be begun not later than     the                   expiration of three years beginning with the date of this notice.

            2.         The development hereby permitted will be completed strictly in                     accordance with the approved drawings nos: 1720/1 - 4 inclusive, 5A,                     6 and 7A.

            3.         The use hereby permitted shall be limited to a period of seven years                        from the date of this approval, after which time the use shall cease              and the building shall be reverted to its previous use unless otherwise                      agreed in writing by the Local Planning Authority.

            4.         Prior to the commencement of the development, notwithstanding any                      details shown on the approved plans, details of a separate pedestrian                     access  to the building from High Road shall be submitted to and                 approved by the Local Planning Authority. Such details shall include                any works to relocate cycle stores or other structures on the frontage,                     fencing and gates. The works as agreed shall be fully completed prior              to the commencement of the use.

            5.         At least one of the residents communal rooms shown on the approved                    plans shall be available solely for residents use upon first occupation                       of the accommodation hereby permitted. The second communal room                         shall thereafter be provided, along with the external link canopy, within                 6 months of first occupation, unless otherwise agreed in writing by the                        Local  Planning  Authority. Communal facilities shall thereafter be                   retained in accordance with the approved details for the duration of                the use.

            6.         Residents parking bays indicated on drawing 1720/7A shall be marked                    with  resident  parking  signage  prior to first occupation and shall                 thereafter be maintained as such for the duration of the use.