Café building at Sandown Road, Deal

What was proposed

The application sought a single-storey café with pedestrian access, seating, a counter and toilet on a grassed amenity area.

“The application site is a grassed area of public open amenity space which is located adjacent to Sandown Castle Community Gardens, within the urban confines of Deal. The site is located outside of, but adjacent to the Scheduled Monument of Sandown Castle, which survives as buried remains, and falls within its setting. The adjacent rockery and community garden and the sea wall is incorporated into the Scheduled Monument.”

“The application seeks planning permission for the erection of a single storey café upon this grassed amenity area adjacent to Sandown Road. The proposed café would comprise modest scale and footprint, with a floor area of 25sqm. It would have a simple and contemporary design, set under an asymmetrical roof with overhang and finished in natural timber cladding and render with floor to ceiling windows and doors.”

Officer report

What consultees said

The Environment Agency, Environmental Health and Natural England raised no objection subject to matters, while Historic England, archaeology officers and the town council raised concerns.

“Environment Agency: We have reviewed the submitted documents and consider that they satisfactorily address our earlier concerns, subject to a condition to secure appropriate flood mitigation measures. The proposed development is classed as less vulnerable and is therefore acceptable within the flood zone.”

“Natural England: No objection. Based on the plans submitted, Natural England considers that the proposed development will not have significant adverse impacts on statutorily protected nature conservation sites or landscapes.”

Officer report

What residents said

Objections concerned open space, heritage, appearance, parking, archaeology and viability; supporters welcomed a community facility, toilets and a stopping place.

“This grassed area is important as an area of open green space and as a way of appreciating the historic value of the site and its design elements. • There is limited green space in north Deal. • Erecting a building on this limited green amenity space, in this central location would be detrimental to the community benefits and the scenic and heritage value of the site. • The café will obscure the Scheduled Ancient Monument and obstruct views of the community garden.”

“The proposal would be a welcome community asset. • The proposal would complement the community gardens. • The proposal would provide a stopping off point, to enjoy a drink/rest and use of a toilet. • There is no such facility at the north end of Deal. • The proposal will make this area a better place to walk. • We need more toilets which the proposal would provide. • This shouldn’t be a problem as there was a kiosk here before.”

Officer report

Who addressed the committee

A Senior Planner advised the committee about the proposal’s former moat location, heritage and open-space impacts, flooding and visual amenity concerns.

The committee’s decision

The committee refused the application because of open-space and visual harm, inadequate heritage information and archaeological impacts, and flood risk without a sequential test.

“(i) The proposal would introduce a permanent building within open amenity space and subsequently result in the partial loss of this open space. The submission does not include an assessment of this loss and therefore fails to demonstrate that it would meet any applicable exceptions. In addition, the site forms part of the setting of a Scheduled Monument which prohibits the loss of open space.”

“(ii) Insufficient information has been submitted to allow the full assessment of the heritage and archaeological impacts of the proposal. On the basis of the information available, the proposed building appears to be sited within the former moat area of Sandown Castle which would obstruct and detract from the understanding of the Scheduled Monument and its significance, resulting in harm to its setting.”

Minutes