Prom building conversion at Prom Building, Columbine Road, East Cowes

What was proposed

The application sought external alterations, an extension and conversion from industrial and office use to flexible Class E uses, with an exhibition space below.

“Proposed alterations extension and change of use of from industrial/office to class E (Revised description) (Additional plans, window details)(readvertised application)”

“Full planning consent is sought for the conversion of the first floor area of the building from office and industrial to uses falling within Class E. This area was formerly used as an office, design suite and meeting room in connection with the adjacent Wight Shipyard but is no longer required for that purpose .”

Officer report

Site and surroundings

The building lies beside public realm and a pumping station within the East Cowes Esplanade Conservation Area, near residential and heritage buildings.

“The site is an area of 0.039 hectares positioned at the termination of Columbine Road as it adjoins Albany Road. The site is located within the East Cowes (Esplanade) Conservation Area, which has an open and leisurely appearance, with public open space and seafront amenities along the Esplanade, and a variety of industrial, commercial, and residential uses can be found within vicinity of the site and the wider area.”

“The application relates to an existing building located at the southern end of the Esplanade immediately adjacent to an area of public realm, consisting of a mixture of grass and hard landscaping and the Southern Water pumping station which incorporates the now closed public conveniences.”

Officer report

Earlier permissions

Earlier permissions covered works at Victoria Barracks, an exhibition space beneath the building, and improvements to the nearby pumping station.

“22/02168/FUL - Remedial work to existing buildings to include internal and external changes, altered fenestration, roof glazing, demolition of outbuildings, storage areas/lean-to shed; new single storey extension; landscaping works, to include reconfigured parking layout, new steps, ramps and handrails, and replacement access barrier; change of use of barracks building for training/education and residential boarding accommodation, and use of guardhouse as a store…”

“23/00257/FUL - Proposed alterations to ground floor area of Prom Building to form exhibition space; proposed alterations to Southern Water Pumping Station to include extensions to form WC and new store, roof alterations and cladding; landscaping works to include paths and ramps - granted planning permission 6 April 2023.”

Officer report

What officers recommended

Officers recommended conditional permission, considering the proposal acceptable subject to conditions covering plans, flooding, plant, materials, lighting and cycle parking.

“Principle • Impact on the vitality and viability of East Cowes Town Centre as a result of the change of use • Impact on the street scene and the surrounding Conservation Area • Impact on the setting of nearby listed and locally listed buildings • Impact on nearby residential properties • Flood risks • Impact on ecology and biodiversity • Highway considerations…”

“Conditional permission subject to planning conditions covering the following matters: • Compliance with plans • Flood risk • Details of future plant and extraction • External materials to be used • External lighting • Provision of cycle parking…”

Officer report

Why officers supported it

Officers considered the scheme would bring a vacant building back into use, improve the conservation area and heritage setting, and avoid harmful effects.

“The NPPF advises that plans should set out a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats. This strategy should take into account: d) the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation.”

“The proposal would result in the reuse of an existing building, considered to be an important heritage asset within the context of the surrounding area. As a result, the building would be refurbished to a high standard, consistent with its historical significance which would have a positive impact on the surrounding Conservation Area.”

Officer report

Consultation responses

The ecology, environmental health, Environment Agency and highway consultees raised no objection, the town council supported the application, and no third-party comments were received.

“The Planning Ecology Officer has raised no objection but has requested conditions regarding the addition of enhancement measures and to control external lighting.”

“Environmental Health has raised no objection advising that residential properties are some distance away from the building and that given the location with the adjacent public realm area, a certain amount of noise is expected in the area. They then go on to advise that any potential uses that may result in additional noise would be subject to some form of licensing which could control the hours of operation.”

Officer report

Who spoke

An agent spoke on behalf of the applicant, and a statement from the local councillor was read by another councillor.

What members said

The committee praised the proposal and the efforts to include the building’s heritage and prepare it for future enjoyment by Island residents.

“The Committee praised the proposal and the way the applicant had made every effort to include the heritage of the building and to future proof the building for the Island residents to enjoy.”

Minutes

The committee’s decision

A motion to approve in line with the officers’ recommendation was proposed and seconded, and the committee resolved to approve the application with the report’s conditions.

“A proposal to approve in line with the officers’ recommendation was made a duly seconded. Decision: The Committee had taken into consideration and agreed with the reasons for the recommendation as set out under the paragraph entitled Justification for Recommendation of the report and resolved:”

“Amended/Additional Conditions/Reasons: As per report (Item 1)”

Minutes