Eight picnic benches at The Beach House Cafe Mudeford Sandbank, Christchurch

What was proposed

The application sought café-related use of open space and eight picnic benches beside the Beach House Café, remaining open to everyone.

“Description of Proposal 1. Planning permission is sought to change the use of an area of open space on the western waterfront side of The Beach House Café, to use Class E(b) which is café restaurant use, and the siting of 8 picnic benches.”

“The benches would be open for use by all members of the public and are not enclosed or cordoned off in any way. The existing benches have small plaques which state they are available for public use.”

Officer report

The site and surroundings

The site is a roughly 70-square-metre waterfront area on Mudeford Sandbank, beside beach huts, a ferry jetty and public toilets, within flood zone 3a.

“The application site is located on Mudeford Sandbank, it is adjacent to The Beach House on the western side located on the opposite side of the access path. The area is around 70sqm in an elongated rectangle shape, which is approximately the same width as the café. To the immediate north and south of the site is continued beach and waterfront. 5.”

Officer report

Earlier applications

Earlier permissions and applications covered café alterations, decking, storage containers, café buildings, signage and a replacement permanent café.

“7-2004-11229-J: Alterations, extensions, erection of extractor flue and decking area (Existing unauthorised). Approved Oct 2004. 9. 7-2018-11229-L: Alterations and extension to external decking area. Withdrawn Mar 2018. PRE-11229: Proposed New Beach House Café - Response Jan 2020. The Pre-App provided a detailed response to the Applicants ahead of the formal application to re-build the new – taller Café. 11.”

“P/25/04071/CONDR - Variation of conditions 1 and 2 of Planning Application 7-2021-11229- N (Use of land for the temporary siting of 4 storage containers in connection with the existing use of the site for the sale and consumption of food & refreshments - Existing unauthorised) to change period of continued use and conditions of the removal – concurrent application 18.”

Officer report

Why officers supported it

Officers considered the proposal acceptable because it retained public access, preserved openness, supported recreation and tourism, and could be controlled by conditions.

“The proposals are acceptable in terms of impact to the Green Belt, there is no impact to openness, and the use of the site for the general public and takeaway customers can be considered a recreational use appropriate to this part of the Green Belt. • The proposals will not cause unacceptable impacts in terms of nature conservation or impact to the SCNI or SSSI.”

“The materials and appearance are acceptable in this seafront location; • The impact on amenity is considered to be within acceptable limits the inclusion of waste management and no amplified music or entertainment conditions; • The picnic benches will continue to support the visitor and tourism function of the sand spit along with the local beach hut owners; • Biodiversity Net Gain issues are acceptable.”

Officer report

Consultees and public views

The Environment Agency, highways and flood authorities raised no objections, while 41 people objected and 616 supported the proposal.

“Consultations 27. The following parties were consulted on the proposals. Detailed commentaries are given in relevant sections of this report. Summaries are given here; Flood & Coastal Erosion Risk Team: No objections. Highway Officer: No objections. Waste and Recycling: No comment 31. Dorset Wildlife Trust: No comment 32. Environment Agency: No Objection 33.”

“Representations 35. Site notices were posted in the vicinity of the application site with and expiry date for consultation of 09/10/2025. 36. 675 public comments were received, of which at least 10 are within the 1-mile radius of the site. 41 objected to the proposal and 616 supported the proposal. A letter of objection was also received from a solicitor on behalf of the Mudeford Sandbank Beach Hut Association.”

Officer report

Concerns and support

Objectors raised concerns about litter, noise, commercial expansion, environmental harm and amenity, while supporters valued public seating and accessibility.

“While some comments were submitted labelled as ‘support’, ‘comment’ or objection, this did not tally with the contents of the comment and so each comment is recorded according to the content rather than the label. A summary of the objections are as follows, • The footprint of the Beach House Café should stay within the original footprint. • The outside Benches detract from the shoreline and should be removed.”

“Proliferation of "takeaway" litter and waste generation are incompatible with the long standing environmental status of the site • This should be refused until all the other uses are regularised. • Negative cumulative impact on this sensitive site environmentally, amenity and landscape. • Expanding the footprint for a commercial enterprise is not in accordance with planning policy, considering this within an SSSI Impact Zone. 39.”

Officer report

Who spoke

The objector was Darren Pidwell for the Mudeford Sandbank Beach Hut Association; the agent, applicant and a ward councillor spoke in support.

The decision

Permission was granted in accordance with the officer recommendation and the committee addendum.

“RESOLVED to GRANT permission in accordance with the recommendation set out in the officer’s report as updated by the Committee Addendum dated 21.1.26”

Minutes