Flexible commercial and education use at Foundation, Dowding, Frant & Royal Victoria Houses, 31a, 31B & 51 The Pantiles, The Corn Exchange (nos 1-17 Ground

What was proposed

The application sought flexible Class E commercial, business and service use alongside Class F1A education use, with a hairdresser and glazed canopies.

“Change of use from existing uses comprising B1 (business), A2 (financial and professional services) and D1 (education), to Flexible Class E (commercial, business and service) and/or F1(a) (education).”

Officer report

The site and its setting

The site included several commercial and historic buildings forming part of the Pantiles and Sussex Mews.

“The site relates to Foundation House, Dowding House, Frant House, Royal Victoria House, 31a, 31b, 51 The Pantiles, and The Corn Exchange (units 1-17 ground floor only). Previously approved works for glazed canopy structures within Sussex Mews are also referenced (12/03193/FUL & 21/02264/FULL).”

“Foundation, Dowding and Frant Houses are substantial brick and tile structures dating from the 1980’s and frame the area known as Sussex Mews. Royal Victoria House, and 31 and 51 The Pantiles are historic buildings that face onto the Lower Walks within The Pantiles. The front entrance to the Corn Exchange is also sited along this run of historic buildings.”

Officer report

Earlier permissions

Earlier permissions covered a delicatessen and café, cookery school, flexible commercial and education uses, Sussex Mews units and a canopy.

“Reference Number Proposal Decision Date 12/03193/FULL Part change of use of ground floor shop (Use Class A1) to form delicatessen and cafe (Use Classes A1 & A3) with frontage to Sussex Mews. Works to support the creation of a new pedestrian passage to link the Corn Exchange with Sussex Mews. New 'street' frontage to Sussex Mews, to include shopfronts and covered pedestrian colonnade (glazed canopy over).”

Officer report

What officers recommended

Officers recommended approval because the proposal retained employment uses, widened marketing opportunities and supported the area’s vitality and viability.

“The introduction of a Class F1A use alongside the existing Class E use is considered to retain and enhance the existing employment uses. This change forms part of the wider regeneration and development strategy for the area, to allow greater flexibility of the employment floorspace. This is considered to positively benefit the vitality and viability of this area, and the additional F1A use is compatible with the existing surrounding uses.”

“Residential amenity 7.04 Criterion 6 of Policy EN1 requires that proposals do not cause significant harm to the residential amenities of adjoining occupiers. In this instance, the subject buildings are already in Class E uses and there are similar uses in the surrounding area. Given the existing context of the site, the introduction of a class F1A (educational) use alongside the existing class E uses is not considered to be substantially different.”

Officer report

Effects on homes and heritage

Officers considered the education use compatible with surrounding uses and found no harmful residential or heritage impacts because no changes were proposed.

“Heritage 7.05 No external or internal changes are proposed and therefore there are no impacts in terms of heritage.”

Officer report

Consultation responses

No public comments were received, and consultees either raised no comments or reported no policy objection to the proposal.

“A total of 6 no. site notices were displayed around the site. The application was also advertised in the local newspaper. No comments have been received in response.”

“TWBC Planning Policy (04.02.26) Policy STR/RTW2 seeks a mix of town centre uses to provide commercial, employment, cultural, and residential development to sustain the town’s future vitality and viability. This includes the retention of existing employment premises and support leisure uses within the Key Employment Areas.”

Officer report

Who spoke

The planning report was presented by the Senior Planning Officer, and no registered speakers addressed the committee.

Members’ discussion

Members welcomed educational use, praised the report and were satisfied that the application concerned only a change of existing use.

“- There had not yet been any application received for F1A use of the site for education purposes. - The site had existing use of food and drink, therefore this would not change as part of the application.”

“- Educational use premises for the Pantiles was welcomed. - Members commented on the thoroughness of the report and were satisfied the application was only for change of existing use.”

Minutes

The vote

Members voted unanimously in favour of approving the application in line with the officer recommendation.

“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 Kent and a vote was taken to approve the application in line with the officer recommendation.”

Minutes

What was decided

The committee granted the application subject to the plans, conditions and informatives in the agenda report.

“RESOLVED – That application PLA301/25 be granted subject to the plans, conditions and informatives as set out in the agenda report.”

Minutes