Coffee sales trailer at The Range, Royal Tunbridge Wells

What was proposed

The application sought permission to station a coffee sales trailer close to The Range entrance, partly beneath its existing canopy.

“Improvements were made to this area of the public realm under application 11/02840/FUL to remove brick tree planters and a canopy across the majority of the front elevation of the adjacent building and to create a more open area with renewed steps, seating and tree planting. A new glazed entrance to the retail store on the ground floor of the building was included in this 2011 application and a small canopy that extended from this entrance along the southeast elevation.”

“This application seeks planning permission for the stationing of a coffee sales trailer close to the entrance to The Range and partly under the existing canopy across the front of this building (see plan below).”

Officer report

The site

The site is a public amenity area beside Vale Road and the station entrance, with benches, trees, bike stands, paths and steps.

“This site consists of a public amenity area located on the corner of Vale Road and the entrance to Tunbridge Wells train station. It is positioned to the southeast of a multi-storey building that is occupied by The Range on the ground floor and Torrington Car Park on the upper floors. Access to The Range is from the station road and this public amenity area.”

“The area is bounded by the public footpath that wraps around the road corner, which is partly defined by a metal barrier. There is a level route from the station access road to Vale Road through this site and there are also steps that provide access to this area from the public footpath. Fairly centrally within the area are two benches positioned between three trees and bike stands within the southern corner.”

Officer report

Earlier site history

The site has a long planning history, including retail, car park, public realm, landscaping and building alteration permissions.

“PLANNING HISTORY (including appeals, relevant history on adjoining sites):”

“Outline - 45,000 sq.ft shopping, multi-storey car park and public conveniences Granted 18/04/80 82/00117/FUL Supermarket & car park & public convenience improvements Granted 09/06/82 82/00321/CAC”

Officer report

Main planning issues

Officers considered the trailer’s appearance, conservation area and listed building setting, pedestrian movement, noise, residential amenity and highway effects.

“This site is located within the Tunbridge Wells Conservation Area (CA) and Tunbridge Wells station, located to the east of the site is a grade II listed building. Paragraph 210 of the NPPF states the LPA should take account of the desirability of new development sustaining and enhancing the significance of heritage assets and Policy EN4 seeks to preserve and, where possible, enhance the significance of heritage assets such as conservation areas and listed buildings,…”

“Concerns have been raised in relation to the obstruction of the pedestrian route through the site, given the level of pedestrian traffic associated with the nearby station and children’s nursery. The trailer would be positioned close to the front wall of The Range building and set back from entrance so that access would still be available through this site.”

Officer report

Consultation responses

Environmental Protection sought an operational management plan, while Conservation found no harmful impact on the conservation area or listed building.

“Environmental Protection (14/05/26) 6.01 The site is not within an Air Quality Management Area so there are no issues regarding air quality. The site is in an area of high traffic concentration which already experiences quite a lot of noise. Environmental Protection is only permitted to investigate noise as a nuisance affecting residents and cannot take a complaint of noise from businesses.”

“Conservation (03/06/26 – verbal 6.02 Does not consider the proposal to have a harmful impact on the significance of the conservation area or listed building (Tunbridge Wells Station).”

Officer report

Who spoke

Four registered speakers were listed as objectors, and two further objectors raised similar concerns including toilets and business noise.

Committee discussion

Members discussed generator noise and pollution, existing background noise, litter, planning considerations, and the trailer’s limited scope.

“- The trailer was not currently on site. It had been for a short period of time however was removed due to lack of planning permission. - The committee report contained a list of the conditions and what they covered. - The management plan covered categories such as limited hours of operation, delivery, control of noise from plant and machinery and noise from internal and external activities. The plan had to be approved before use could commence.”

“- Officers had not yet obtained details of the generator and were therefore unable to determine expected noise levels from it. - Once this was understood, it could then be established how to mitigate noise levels should this be necessary. - The means of measuring intermittent noise involved measuring the peaks and troughs of levels over an hour period and taking an average reading.”

Minutes

The vote

Councillors proposed and seconded approval in line with the officer recommendation, voting eight in favour and one against.

“Decision/voting – On the basis that members were satisfied that all relevant planning considerations had been covered within the report, a motion was proposed by Councillor Pound, seconded by Councillor Dawlings and a vote was taken to approve the application in line with the officer recommendation.”

“The vote was confirmed as: 8 votes in favour, 1 vote against.”

Minutes

The decision

The committee granted permission subject to the plans, listed conditions, management-plan noise levels and an informative about collecting litter.

“RESOLVED – That application PLA327/26 be granted subject to the plans, conditions and informatives as set out in the agenda report, including noise levels to be set out in the management plan and an informative in respect of the collection of litter.”

“Standard 3 year timeframe 2. Development to be in accordance with agreed plans 3. Management plan to be submitted 4. Operating hours 5. Removal of trailer once no longer required 6. No alternative trailer approved…”

Minutes