One dwelling at 2 Scrimshires Passage, Wisbech

What was proposed

The application sought to change an existing retail unit into one dwelling, with living space downstairs and a kitchen and shower room upstairs.

“This application seeks planning permission for the change of use of an existing retail unit to 1no dwelling.”

“This application seeks the change of use of the existing retail unit to 1no dwelling. No external alterations are proposed, other than the replacement of the unauthorised window at first floor level.”

Officer report

The site

The building is in Wisbech Conservation Area, has a shopfront and an unauthorised first-floor window, and was recently used as a tattoo studio.

“The application site is situated in the market town of Wisbech, on the western side of Scrimshires Passage. The building appears to have been most recently used as a tattoo studio.”

“The building has an existing shop front at ground floor, and one window at first- floor level which appears to have been installed without planning permission.”

Officer report

What officers recommended

Officers found the principle acceptable but recommended refusal because the small unit would provide a cramped, oppressive environment and insufficient residential amenity.

“The principle of development is acceptable given the site’s sustainable location and the proposals raise no concerns in respect of character harm, heritage impacts, highways matters, flood risk or neighbouring amenity impacts.”

“However, due to the significantly restricted floorspace of the unit, and having regard to the standards set out in national guidance, it is considered that the development would result in a cramped and oppressive environment for future occupiers, thereby failing to achieve high levels of amenity and a high-quality living environment, contrary to policies LP2 and LP16 of the Fenland Local Plan and Chapter 12 of the NPPF in particular, paragraph 135(f).”

Officer report

Consultation responses

The town council supported the application but raised parking concerns; highways, archaeology, conservation and environmental health consultees raised no objection, and residents made no comments.

“The Town Council is, however, concerned that the absence of any on-site provision for the parking of residents’ vehicles would add to the cumulative impact upon the town centre in terms of vehicle parking…”

“Reason - In order to preserve the special architectural and historic character of the Conservation Area and in accordance with the provisions of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) and Policy LP18 of the Fenland Local Plan 2014.”

Officer report

Who spoke

The agent argued that the home would be purposeful, high quality and suitable for one person, citing similar approvals and the neighbouring conversion.

Members’ debate

Members supported reusing an empty shop for housing, noting empty premises, rough sleeping and the need for accommodation in Wisbech.

“Members made comments, asked questions and received responses as follows: • Councillor Benney stated that he visited the site, retail is disappearing from people’s way of life and questioned what retail could go into the building as a shop, with there being empty shops all throughout Wisbech and turning the ones on the periphery into accommodation, in his view, makes perfect sense.”

“Councillor Connor stated that he called this into committee as he thought it would be of interest to committee and on Agenda Item No.12 he received some information from Dan Horn, a director at Fenland, saying there are 491 households on the waiting list at Fenland. He acknowledged the proposal is not ideal but feels it would be suitable for a single person and he will be supporting this application as it is an opportunity to convert an empty shop into accommodation.”

Minutes

The vote

Members agreed to grant permission against the officer recommendation, with officers authorised to set conditions in consultation with the Chairman.

“Proposed by Councillor Imafidon, seconded by Councillor Mrs French and agreed that the application be GRANTED against officer’s recommendation, with authority delegated to officers to apply conditions in consultation with the Chairman.”

Minutes

The decision

The application was granted because members considered residential accommodation in any form was needed in Wisbech.

“Members do not support the officer’s recommendation to refuse planning permission as they feel that residential accommodation in any form is needed in Wisbech.”

Minutes