Adults day centre at The Plough Pub & Restaurant, Broadfield, Oswaldtwistle

What was proposed

The application proposed changing the restaurant and bar into an adults day centre operating from 8am to 6pm, seven days a week.

“The application proposes a change of use from restaurant and bar (sui generis) to an adults day centre for adults with learning and physical disabilities (Class E (f)). The restaurant and pub use will cease as a result of the proposed development. The centre is proposed to be operating 7 days a week from 8am to 6pm to provide support and supervised care for adults.”

Officer report

The site and access

The site is a two-storey corner building with 13 parking spaces, existing access points and no proposed external changes.

“A planning application has been submitted for a change of use from restaurant and bar to an adults day centre at 2 Broadfield, Oswaldtwistle. The site measures 0.11ha and comprises a two-storey corner building with associated car parking to the side off Broadfield. The parking area sits at a higher level than the front entrance and includes an existing ramp providing direct access to the first floor.”

“The proposal will retain the existing access points including the existing ramped access available via the car park and the pedestrian access point at the front elevation. The car park features 13 spaces with vehicular access off Broadfield available. An existing bin store to the rear is also retained.”

Officer report

Earlier applications

Earlier permissions covered a rear extension, public-house function room, ramp and walkway, amendments, and condition discharge.

“11/12/0255 – Erection of covered walkway and ramp/steps to function room. – Approved with conditions: 09.08.2012”

“11/12/0079 – Change of use of first floor area (former accommodation to public house) to function room, and erection of single storey side extension and ramp. – Approved with conditions: 24/04/2012”

Officer report

Why officers supported it

Officers considered the pub’s loss acceptable because marketing requirements were met, other pubs were nearby, and no significant harm was identified.

“The applicant has stated that the public house has been marketed since at least 2019. Evidence of the marketing undertaken has been provided which includes detailed marketing information about the property during the periods of 04/09/2019 – 05/10/2020 and 16/04/2021 – 02/03/2022. The property was marketed by an established estate agent who specialises in the licensed & leisure property sector.”

“Overall, the application site is located in a sustainable location, has no policy restrictions which limit the type of development proposed and broadly accords with the development strategy set out within the CS Policy BD1 and A3. The loss of the pub is considered to be in compliance with the criteria set out within Policy DM8. Therefore, the principle of development is considered acceptable in this instance.”

Officer report

Highways and public comments

Highways had no objection subject to parking, one letter supported the proposal, one objected, and an additional concern concerned high-speed vehicles.

“Lancashire County Council (LCC) Highways: No objection subject to a planning condition securing the parking provision on site.”

“Initially the application sought to provide a ramped access to the ground floor front elevation however LCC Highways raised concerns with this arrangement. The consultee noted that the ramped access at front elevation would likely result in vehicles stopping on Broadfield close to the mini-roundabout junction with High Street to drop off adults leading to highway safety concerns.”

Officer report

Who spoke

The Planning Manager presented the application and explained the marketing evidence, nearby pubs and policy compliance to the committee.

What members discussed

Members regretted losing a popular local venue but considered the alternative use preferable to the building remaining empty and discussed ramp-access restrictions.

“Members discussed the application, mentioning their sadness at the loss of a popular local venue but considered the alternative use of the property more beneficial than the building remaining empty. Members found the application to be acceptable but highlighted the change by the applicant to prevent wheelchair access mentioned at page 6 of the agenda due to highway concerns.”

Minutes

The committee’s decision

The committee approved the application and delegated an additional condition restricting ramp access to the Chief Planning and Transportation Officer.

“Resolved – The application was approved with authority delegated to the Chief Planning and Transportation Officer to draft an additional condition to those listed in the report, including restrictions of the ramp access to the property.”

Minutes