abcde Conwy County Borough Council, Planning Committee 12/12/07

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1 abcde Conwy County Borough Council, Planning Committee //0 CODE NO. 0/99 EXPIRY DATE: RD NOVEMBER 00 APPLICANT: PROPOSAL: SITE: CORBETT BOOKMAKERS LIMITED CHANGE OF USE FROM CLASS B OFFICE TO A BOOKMAKERS 0 MOSTYN AVENUE, LLANDUDNO, CONWY, LL0 YS RECOMMENDATION (A) (B) Minded to grant conditional planning permission That the Head of Planning Services be authorised to determine the application by delegation PROPOSAL. The application proposes the change of use from an office to bookmakers. The office is currently in use by a chartered surveyor. SUPPORTING INFORMATION. The applicant has submitted a supporting report and design and access statement which in summary states: (i) (ii) (iii) (iv) (v) (vi) The applicant has acquired the premises on Street, Craig y Don and would like to relocate the use/licence to 0 Mostyn Avenue. A recently approved application for the change of use of number Mostyn Avenue, Craig y Don by a separate applicant is now not proceeding and the use as a Class A retail shop outlet will be retained for those premises. Additional works to the building include the renewal of the access door in the existing shop front to be disabled friendly and the provision of a new external nonilluminated fascia signs. An accurate site survey will be carried out to ensure an acceptable shop layout is provided to comply with the Building Regulations (as Amended) 000. A minimum of approximately 90 sq m of Customer Floor Area within the premises together with adequate provision for Disabled, Able Bodied and Staff Toilets within the shop layout. The client would remove and partially brick-up ground floor rear external door and window openings (except where required for emergency escape purposes) in order to address security problems. This will be as shown on the proposed plans and does not affect the shop window (confirmed by agent on the //0). SITE/LOCATION. The application site relates to 0 Mostyn Avenue, Craig y Don. The property is a three storey building situated in a row of terrace buildings in the centre of Craig y Don. The ground floor of the premises is currently used as an office. The first and second floors are also used as offices.

2 abcde Conwy County Borough Council, Planning Committee //0 4. The property is situated close to a Conservation Area and listed buildings. The properties around the site are a mixture of commercial and residential uses. PLANNING HISTORY 5. / alterations to shop front. Approved 0/0/9. // - change of use from furniture shop to milk bar/café and flats. Refused 08/05/9. //A - change of use from furniture shop to shop and flats. Withdrawn. //B - change of use from shop to shop, offices and flat. Refused 08/05/9. //C - change of use from shop and store to shop and flats. Approved with conditions 4/08/9. //D - change of use from shop and store to shop and offices. Approved with conditions 4/08/9. PIAW //D - change of use from shop and store to shop and offices. Approved 0//9. 4//89 - alterations to form shop, office, assembly area and flat above. Refused 08/04/95. 4//89A - conversion of st and nd floor storerooms to self contained flat. Approved /0/9. 4//89B - change of use of ground floor from antique shop to new bistro. Refused 0//984. 4//89C - change of use from retail shop with living accommodation above to licensed restaurant with living accommodation above. Refused 09//98, dismissed on appeal /09/98. 4//89D - new shop front. Approved with conditions 0/0/988. 4//89E - change of use of flat on st and nd floor to offices. Approved with conditions 5/0/989. 0/909 - change of use from shop to office. Approved with conditions 5/0/999. CONSULTATIONS. (a) Llandudno Town Council recommend approval (b) Environment Agency no objections but draws the applicants attention to the fact that the site lies within TAN5 zone C (c) Welsh Water observations awaited (d) Head of Environmental and Technical Services no objections (e) Head of Highways and Transportation Services no objections (f) Senior Pollution Officer reply awaited. (g) Business and Development Manager no objections (h) Planning Enforcement Section observations awaited REPRESENTATIONS. The application has been publicised by means of press and site notices displayed and letters circulated to adjacent properties. 8. Six letters of objection have been received, one of which contains signatures which state: Concern that there is already a betting shop on Avenue. Anti-social behaviour, noise and nuisance. Increase in demand for parking, traffic and pedestrian safety. Area is residential and the shop would be out of character with the area. Risk of flooding in the area. Significant impact on the visual amenity of the property.

3 abcde Conwy County Borough Council, Planning Committee //0 Rubbish generated from smokers. Operating hours would extend beyond normal office hours. Inaccuracies in the submitted information regarding traffic generation, parking and loading facilities; and existing and proposed plans regarding the rear yard. PLANNING POLICIES 9. National policy and advice and the Llandudno/Conwy District Plan and the Gwynedd Structure Plan are the relevant policy documents in the consideration of this application. 0. Policy B of the Gwynedd Structure Plan and E refers to employment generating development and industrial and commercial development respectively; and advise that they will be supported providing they do not have an unacceptable impact on the location, siting, scale, design, access and landscaping. Policy B8 refers to development on non-allocated sites within the area and permits conversions providing they do not conflict with other policies relating to landscape, environment, agricultural land and access.. Policy D4 and D9 of the Gwynedd Structure Plan refer to the location, siting and design of development and their setting within the townscape or landscape.. The site is located close to the Central Llandudno Conservation Area to which policies 4A and 4B of the Llandudno/Conwy District Plan and policy D of the Gwynedd Structure Plan presume against proposals which would detract from or dilute the existing character and amenity of the area.. Policy 8T of the Llandudno/Conwy District Plan and policy FF of the Gwynedd Structure Plan refer to development and parking provision. 4. Planning Policy Wales (March 00) provides advice at paragraph 0.. that states when dealing with an application for retail, leisure or other uses within a town centre, the impact on existing centres should be taken into account. 5. Technical Advice Note 4: Retailing and Town Centres states that changes of use can create new concentrations of single uses, such as restaurants and take-away food outlets, where the cumulative effects can cause local problems. Such proposals should be assessed against development plan policies on their contribution to diversification and on the cumulative effects on matters such as parking and local residential amenity. PLANNING CONSIDERATIONS. The main issues to consider comprise policy context/principle, the impacts on traffic generation and impact on amenity. The site is not within a designated primary or secondary shopping zone and in any event change of use from shop to office uses has been previously approved. Given the comments received from the highways department the proposal is unlikely to have a detrimental impact on highway interests.. The existing mixture of uses within the area includes residential and commercial uses including offices, restaurants and take-away as well as retail uses. It is considered that the proposal is unlikely to cause any unacceptable impact on the amenity of the surrounding area. Suitable conditions would need to be imposed regarding operating hours but, subject thereto, the proposal is acceptable in terms of its impact on amenity.

4 abcde Conwy County Borough Council, Planning Committee //0 CONCLUSIONS 8. The proposed change of use is considered acceptable in principle having regard to Planning Policy Wales, Technical Advice Note 4, Gwynedd Structure Plan and Llandudno/Conwy District Plan Policies. Subject to the satisfactory completion of consultations the following recommendation is made. RECOMMENDATION (A) (B) Minded to grant conditional planning permission That the Head of Planning Services be authorised to determine the application by delegation

5 CR 9 5 PLEASANT abcde Conwy County Borough Council, Planning Committee //0 abcde Gwasanaethau Cynllunio / Planning Services Cynllun Pwyllgor / Committee Plan 0/99 abcde BM.05m East Parade LB.m Craig-y-don Parade BM.m Washington Hotel (PH) Ormescliffe Hotel 0 County Hotel TCBs 4 CLARENCE ROAD BACK EAST PARADE QUEEN'S ROAD 4 4 TCBs 8 VICTORIA STREET 5.8m 4 4 STREET 4 SAFLE R CAIS/ APPLICATION SITE 5 40 to to Ronald Court 4 PLEASANT STREET Bank 8 LB 0 PO a PO Works PW 5.4m TCB MOSTYN AVENUE 5.m Shelter Dunphy's Corner Bldgs Buildings a 9 4 Independent Evangelical Church El Sub Sta Garage 4.m CURZON ROAD ROSEBERY AVENUE Court Court Curzon Passage 4 8 ge Hawlfraint y Goron. Cedwir pob hawl. Cyngor Bwrdeistref Sirol Conwy Crown copyright. All rights reserved. Conwy County Borough Council

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