Temporary harbour café at Destination Harbourside, Lydney

What was proposed

The application sought permission to retain a temporary modular building for café use for a further five-year fixed term, without external changes.

“THE PROPOSAL This is an application for full permission to retain the temporary modular building for E(b) use for a further 5 year fixed term as approved under application P1648/17/FUL. There are no proposed external changes proposed.”

Officer report

The harbour site

The building is at Lydney Harbour, a scheduled ancient monument beside the River Severn with tourism, recreation, heritage and ecological sensitivities.

“Lydney Harbour is a designated scheduled ancient monument located on the western bank of the River Severn in Gloucestershire, immediately south-west of Lydney and adjacent to the Severn Estuary. The harbour comprises an outer basin, inner basin, lock gates, quaysides, piers, former canal infrastructure and associated maritime buildings. It lies within an environmentally and historically sensitive coastal landscape close to the Severn Estuary SAC, SPA and Ramsar designations.”

“The site includes limited parking, visitor facilities and pedestrian access to the waterfront. Existing uses include boating, moorings, tourism, recreation and heritage interpretation. Recent and ongoing improvement works at the harbour include refurbishment of sea gates, desilting operations, quayside maintenance, access improvements and repairs to piers and harbour infrastructure.”

Officer report

Earlier permissions

Earlier permissions allowed the modular café and varied its temporary occupation period, alongside works involving toilets, heritage interpretation and harbour facilities.

“P1648/17/FUL - Erection of a temporary modular building for A3 use (24.44m2); Conversion of existing building (Mortuary) to toilet facilities (1x unisex, 1x disabled access); Conversion of existing building (Store) to an interactive heritage information point; Construction of a square (145m2) hardstanding to front of buildings. Granted permission, February 2018.”

Officer report

What officers recommended

Officers recommended approval because tourism, recreational and economic benefits outweighed limited visual harm, provided the structure was removed after the temporary period.

“It is noted that the development does not propose any changes to the scheme that has previously been granted permission, and the applicant has confirmed that there are no existing buildings on the site that could be utilised as an alternative. It remains the case that the building is sought for retention for a temporary period for a further five years.”

“Furthermore, there is no evidence before the Local Planning Authority that a more appropriate permanent replacement is currently deliverable, nor that suitable existing buildings are available to accommodate the use. On balance, it is considered that the limited visual harm associated with the temporary modular building is outweighed by the continued public, recreational and economic benefits it provides.”

Officer report

Consultation and representations

The parish council, Historic England and the Conservation Officer raised no objections, and no neighbour representations were received.

“Parish Council No objections. Gloucester Harbourside Trustees No comments provided. Canal and River Trust No comments provided. Environmental Agency…”

“No comments provided. Historic England No objections. Conservation Officer No objections. Mariane Management Organisation No comments received at the time of writing. Neighbour Representations No representations received at the time of writing.”

Officer report

Who spoke

There were no objectors, parish representatives, supporters or ward members speaking at the meeting.

What members debated

Members supported the café’s tourism and community value but discussed future permanent provision, lease uncertainty and concerns about repeated temporary permissions.

“A: The Planning Officer advised that each planning application would be assessed on its own merits at the time it was received and that the Application before the Committee related only to the next five years. Future proposals could not be speculated upon. However, the preference would be for a permanent structure and there is an element to this application to remind the Council that something permanent is preferable and not another extension to a temporary permission.”

“Councillor Francis proposed that they accept the Officers recommendation, noting that the café was a well-used facility at the docks and it would be nice if there were some forethoughts to building a permanent structure there, dependant on lease renewal and with the current council structure being reorganised in the next couple of years. It would be a valuable thing for the community to have there, to bolster a tourism asset.”

Minutes

The votes

Members unanimously approved an amendment adding an informative note and then unanimously approved the substantive motion.

“The Chair summarised the substantive motion before the vote, that they accept the Officers Recommendation that planning permission be granted, subject to the informative note approved by the Committee and the condition requiring the removal of the structure five years from the date of the permission.”

“That they accept the Officers Recommendation with the inclusion of the substantive amendment which adds an informative note and the amendment of the condition as detailed in the schedule requiring the removal of the structure in 5 years’ time from the date of this permission.”

Minutes