Pizza hut and alterations at The One Bell Public House, Crayford, Dartford

The site and its setting

The One Bell is a Grade II listed public house in the Iron Mill Lane Conservation Area, with the pizza hut building in its rear garden.

“The building is located within the Iron Mill Lane Conservation Area. The Iron Mill Lane Conservation Area Appraisal and Management Plan (CAAMP) states that the special architectural or historic interest that justifies the designation of Iron Mill Lane Conservation Area is derived from the following features:”

“The pizza hut building which has been erected within the rear garden area is modest in scale and form, and sited at a relative distance from the listed building, within the pub garden area. Given the modest scale and form which is exhibited by the building, it is considered that the retention of the building would have little impact upon the setting of the Grade II listed building (which by virtue of land levels exhibited at the site, is located at a higher land level than…”

Officer report

Trees and earlier work

A cherry tree had previously been approved for felling, while the pizza oven was installed near a laurel tree and its effect on the roots was unknown.

“Had an application been made before construction, it would have recommended the pizza oven be relocated from under the laurel tree. However, the oven’s steam vent has been removed (with the oven changed to electric) thus reducing the extreme heat the tree will be exposed to. The other issue is the impact to the tree’s roots and growing conditions.”

“Justification: - Laurels are one of the toughest trees and damage should be limited and unlikely to affect the whole tree, but it is unclear what long-term impact this may have on the tree’s appearance and health. - Recently an application was received (and granted) to fell a large cherry tree on the western side of the garden (the only other significant tree in the garden), it had significant decay and was a high risk of failure.”

Officer report

What officers recommended

Officers recommended approval subject to conditions, including planting two new trees on the site.

“That the Committee resolve to GRANT planning permission subject to:”

“Notwithstanding condition 1 of this permission, a scheme for the planting of two new trees on the site shall be submitted and approved in writing by the Local Planning Authority. A. The tree planting scheme shall include: i. A planting plan; ii. A Schedule of trees, setting out the species and sizes…”

Officer report

The main planning issues

The works were considered acceptable because they preserved the conservation area, did not harm the listed building's setting and used an electric oven.

“For the reasons outlined above, the retention of bi-fold doors at ground floor level and the pizza hut building within the garden area are considered to be acceptable. Both of these forms of development are considered to preserve the character and appearance of the Iron Mill Lane Conservation Area.”

“For the reasons outlined above, the retention of the bi-fold doors at rear ground floor level are considered to be an acceptable alteration to the Grade II listed building, and the retention of the pizza hut oven would not result in harm to the setting of the Grade II listed building.”

Officer report

Who addressed the committee

An objector, a ward councillor representing local groups and residents, and the agent speaking in support addressed the committee.

Members' discussion

Members considered the speakers' observations, points and comments, together with the report and Addendum.

“The Committee discussed the application, considered all observations, points and comments made by the speakers and noted the report and the Addendum item for this application.”

Minutes

The vote and decision

The committee voted 7/1 to approve the application in accordance with the recommendation, as amended by the Addendum.

“Following their discussion, the Committee RESOLVED on a vote of 7/1 to approve the application in accordance with the recommendation as set out in the report before them, and as amended by the Addendum.”

Minutes