Gig club refurbishment at Roseland Rowing And Gig Club, Kings Road, St Mawes, Truro

What was proposed

The application proposed replacing the side lean-to with a taller extension, refurbishing the building, restoring its frontage and retaining club and residential uses.

“Application number: PA25/03808 Site address: Roseland Rowing and Gig Club, Kings Road, St Mawes, Truro, Cornwall, TR2 5DH Proposal: Move existing dilapidated two storey flank building and re build with raised height and part pitch/flat roof. Restore building frontage and refurbish first and second floor domestic area Application type: Full Application Parish: St.”

“This application seeks to refurbish the property retaining the gig club use on the ground floor and residential accommodation above. The existing lean to extension to the side of the property would be replaced by a new extension of higher form fronting Kings Road and stepped down towards Bohella Road.”

Officer report

The site and building

The building is a locally interesting former pilchard store and garage with vernacular character, vintage petrol pumps and gig storage outside.

“Pomery’s has previously functioned as a pilchard store, with the sloping floor at ground floor level attesting to its original use. Later adaptions to facilitate use as a garage include the tall doors and high-level windows at ground floor and the oriel window at first floor which was inserted to provide for residential use above along with a utilitarian side extension.”

“The building has an attractive unimproved vernacular character and is of local interest. The vintage petrol pumps, 1930’s fenestration and open storage of gigs outside provide a characterful tableau that is a pleasing element in the St Mawes streetscene.”

Officer report

Earlier applications

An earlier rebuilding proposal was refused and dismissed on appeal, while another application for rebuilding and flats was withdrawn.

“PA23/01981 - Rebuilding of the Pomery's building to create ground floor accommodation for the Gig Club to store their gigs and provide limited associated accommodation. First floor to provide accommodation for the community and the Heritage Group, which can accommodate a variety of uses as required by the brief. The upper floors provide residential accommodation. (Resubmission of application no. PA22/05031) – Refused 15.08.2023 – Appeal dismissed 04.07.2024”

“The proposal has failed to demonstrate how accessible, sufficient and convenient space for storage of waste and recycling would be provided for future occupants of the proposed development. As such the proposal has failed to demonstrate how the proposal will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development with regards to waste and recycling storage contrary to the aims of Policy 13 of the…”

Officer report

What officers recommended

Officers recommended refusal because the extension would significantly reduce outlook from 8 Bohella Road, although its design and heritage effects were considered acceptable.

“With regard to residential amenity, while the applicant has submitted a BRE Daylight and Sunlight Preliminary Review indicating that the proposal would not result in material loss of daylight or sunlight to neighbouring properties, the increased height and bulk of the side extension would have a significant adverse effect on the outlook from 8 Bohella Road.”

“It is considered that the proposal would deliver clear heritage and community benefits through the refurbishment and continued use of the Gig Club premises. However, these benefits cannot be considered to outweigh the identified harm to the outlook and living conditions of the occupants of 8 Bohella Road. The harm to residential amenity is considered to be fundamental and unacceptable in planning terms.”

Officer report

Who spoke

A parish councillor and a supporter spoke in favour of the application, and the Electoral Division Member also supported it.

The committee vote

Members first defeated refusal by three votes to five, then approved the application by eight votes to two with no abstentions.

“Arising from consideration of the report and debate it was moved by Councillor Ball and, seconded by Councillor Rowe that the application be refused for the reasons as set out in the report. On a vote of 3 votes in favour, 5 against and 2 abstentions, the motion was lost. It was subsequently moved by Councillor Kenny, seconded by Councillor Rowse, and on a vote of 8 in favour, 2 against and 0 abstentions, it was:-”

“RESOLVED that Application No. PA25/03808 be approved subject to the following conditions:”

Minutes

The decision

The application was approved because members considered the community and refurbishment benefits outweighed the limited harm to outlook from 8 Bohella Road.

“The reasons given by the Proposer for wishing to approve the application were that the community benefits of the refurbishment of the existing building which accommodated a community sports club (Gig Club) with a residential unit of accommodation above would outweigh the limited harm to the outlook from No. Bohella Road.”

Minutes

Approval conditions

Conditions cover bats, construction, materials, petrol pumps, lighting, privacy glazing, rooflights, heat-pump noise and Gig Club use.

“No development shall commence, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved statement shall be adhered to throughout the construction period.”

“Prior to the removal of the petrol filling pumps details, a method statement to cover the following works has been submitted to and subsequently agreed in writing by the Local Planning Authority: i) a timetable for the undertaking of the works; ii) the methodology to be employed to remove the petrol filing pumps from their current positions; iii) how the safe and secure storage of the petrol filing pumps is to be achieved following its removal; iv) the methodology to be…”

Minutes