Perth and Kinross Council Development Control Committee 18 March 2009 Recommendation by Development Quality Manager

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1 Perth and Kinross Council Development Control Committee 18 March 2009 Recommendation by Development Quality Manager 4(9) 09/161 Alteration and Extension to Existing Public House to Provide a New Bookmakers Outlet at Welcome Inn, 221 Rannoch Road, Perth PH1 2DP Ref. No: 08/02337/FUL Ward No: 11 Perth City North Summary This report refers to a planning application for commercial development within an existing neighbourhood shopping centre and is recommended for approval. BACKGROUND AND DESCRIPTION 1. The Welcome Inn public house occupies the ground floor of a modern L shaped building within the Letham neighbourhood centre. It has a corner location at the junction of Rannoch Road and Dalreoch Place, adjacent to the shopping parade, with housing opposite. There is a flat above the pub and a single-storey adjunct on the east side, in separate occupancy, which is used as a restaurant/hot-food shop The restaurant fronts a small parking court within the curtilage of the building, which is accessed from Dalreoch Place. 2. Detailed consent is sought for a single-storey extension to the building to be used as a betting office. This will wrap around the public house occupying the land currently used for parking. It has a gross footprint area of 148sqm and involves utilising part of the existing public house floorspace. The design of the extension is relatively plain and, as such, complimentary to the existing building. Other aspects of the scheme involve the erection of a porch at the new entrance to the pub and an expansion of the beer garden on the west side of the building NATIONAL POLICY AND GUIDANCE 3. No relevant Guidance DEVELOPMENT PLAN Perth and Kinross Structure Plan There are no strategic issues Perth Area Local Plan

2 5. The principle relevant policies are in summary: - 6. Shopping General Policies Policy 47 refers to neighbourhood shopping centres and states that within such areas changes of use away from retailing will be discouraged. 7. Roads and Transport General Policies Policy 65 states that adequate parking provision should be made for new development in accordance with the Council s standards. Draft Perth Area/Central Area Local Plan The principle relevant policies are in summary: - 9. Policy 19 identifies neighbourhood shopping centres where uses within class 2 of the Use Classes Order are considered acceptable, i.e. financial professional and other services which include use as a betting shop. OTHER KEY POLICIES 10. None SITE HISTORY 11. There is no planning history relating the application site. CONSULTATIONS 12. Scottish Water has no objections. 13. The Environmental Health Manager has no objections subject to appropriate conditions. REPRESENTATIONS 14. A total of thirteen representations have been received from local residents, local businesses as well as the Minister of St Mark s Church and the Headmistress of Letham PS. In addition a petition containing some 160 signatures has been submitted. The main points of concern are as follows:- The site should be put to more beneficial use for the community. The proposal would cause an increase in anti-social behaviour in the area. A betting shop is not an appropriate use within a residential area and would be detrimental to the amenity of adjacent dwellings. 148

3 The development would result in loss of already limited parking space and cause further congestion. The location of the proposed betting office, directly in front of an existing restaurant would have an adverse impact on that business. 15. Some of these issues are not material planning matters but will be dealt by the licensing board in due course. Those points which are material to land use planning, namely car parking and residential amenity, are discussed below. APPRAISAL 16. The main planning issues raised by this proposal are as follows:- Policy 17. The land use policy framework identifies the site as lying within a neighbourhood shopping centre where retailing will remain the predominant use but encouragement will be given to other complimentary uses which assist in achieving the policy objective of maintaining the vitality and viability of such centres. Since the proposal would not result in the loss of any retail floorspace and is likely to have a spin off benefit for existing shops, then I consider that it complies with the relevant policy. Traffic 18. Given the location of the site adjacent to a public house and shopping centre, the development is unlikely to generate significant additional parking demand. Although a small number of spaces would be displaced to accommodate the new building these can be readily absorbed by existing on and off street parking provision in the area. The parking arrangements are therefore considered to be acceptable. Residential Amenity 19. The shopping centre on Rannoch Road is surrounded by residential property and there are flats opposite the public house/restaurant premises. It is considered unlikely however that the introduction of a betting office would cause a significant increase in the level of noise or activity emanating from the site. This is more likely to be caused by the extension to the beer garden but that can be regulated by appropriate conditions. Given that the surrounding residential properties adjoin a local centre therefore in my view the proposed development would not, in itself, be detrimental to the residential amenities of the area. 149

4 Design and Layout 20. In architectural terms this is a relatively modest building of single storey scale which, although prominent, would not look out of place in the street scene. The development could in fact benefit the townscape by providing some visual interest at a rather non-descript corner and, thereby, promoting a sense of place. I am aware that there is local concern about the physical relationship between the proposal and adjacent uses but this works satisfactorily in site planning terms as regards access and servicing. I have no concerns regarding alterations to the existing public house. REPRESENTATIONS 21. All of the issues raised in the representations which are relevant to planning consideration are covered elsewhere in this section. As already explained, the other issues such as anti-social behaviour are not material planning issues. CONCLUSION 22. The proposal is compatible with the character of this commercial area and represents a logical addition to the existing mix of uses within the neighbourhood centre. While there have been number of objections to this application, these largely relate to issues that would be more appropriately dealt with by the Licensing Authority. Those considerations which are relevant to planning, namely land use, access, parking and detailed design have been satisfied in my view. I conclude therefore that the proposal conforms to the relevant Local Plan Policies. RECOMMENDATION A Approve the application subject to the following conditions: 1. The development shall be commenced within a period of five years from the date of this consent. 2. The proposed must be carried out in accordance with the approved plans herewith, unless provided for by conditions imposed on the planning consent. 3. All external finishes shall match the existing building in type, colour and texture to the satisfaction of the Planning Authority. 4. The use of the betting office premises shall fall within class 2 of the Town and Country Planning (Use Classes)(Scotland) Order 1997 i.e. Financial Professional and Other Services. 5. All plant or equipment including any ventilation system shall be so enclosed, attenuated and maintained such that any noise therefrom shall not exceed 150

5 International Standards Organisation (ISO) Noise Rating 35 between 0700 and 2300 hours daily or Noise Rating 20 between 2300 and 0700 hours daily within any neighbouring residential property, to the satisfaction of the Planning Authority. 6. The soundproofing of the premises and the control of all amplified sound shall be such that no amplified sound is audible within any nearby residential property. 7. No music amplified or otherwise shall be permitted outside the premises and efforts must be made to minimise the impact of noise from inside the premises. 8. The hours of operation of the beer garden shall be restricted to 1130 to 2200 hours daily. 9. An effective ventilation system commensurate with the nature and scale of cooking to be undertaken shall be installed operated and maintained such that cooking odours are not exhausted into nor escape into any nearby residential property, to the satisfaction of the Planning Authority. Reasons 1. In accordance with the terms of Section 58 of the Town and Country Planning (Scotland) Act To ensure that the development is carried out in accordance with the approved plans. 3. In order to safeguard the visual amenities of the area. 4. In order that the Planning Authority may retain proper control over the development In order to safeguard the residential amenity of the area. Background Papers 13 letters of objection were submitted Case Officer Brian Dunkin ext Date 23 February 2009 Nick Brian Development Quality Manager 151

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