Prior notification of demolition.
Local Member: Councillor Jason Humphreys
Minutes:
Prior
Notice of Demolition
(a)
The Senior Development Control Officer expanded on the application’s
background and noted that this was an application for prior approval to
demolish the former cinema and to clear the site. It appeared from the information received
that it was not viable to retain the existing building. The building was currently in a relatively poor state
of repair and the applicant was eager to demolish the building and clear the
site before its condition deteriorated with the intention of redeveloping the
site for commercial purposes.
In terms of evidence, there
was no reason to refuse the application regarding the demolition method,
however, consideration had to be given to, as well as receiving further
information regarding how exactly this will be implemented. It was
explained that the demolition of such a building constituted a 'development'
therefore such plans fell under planning regulation. However; demolition was permitted under Section 31,
Schedule 2 of the Town and Country Planning Order (Permitted General
Development) 1995 (as amended). This
meant that formal planning permission was not required to demolish buildings if
the developer was in compliance with the requirements of Section 31. The
criteria required the applicant to issue a prior notice to the Local Planning
Authority to determine if prior permission was required by the Authority for
the demolition method and any restoration work proposed on the site. Consequently,
the only considerations to be addressed here were the demolition method and the
restoration work.
It was noted that a bats
assessment had been received and neither the Council’s Biodiversity Team nor
Natural Resources Wales had any objections to the proposal provided the
demolition work was completed in accordance with the recommendations of the bat
report. Therefore, it was considered that the application complied with policy
B20. It was added that the proposal was
not contrary to any relevant policy and was unlikely to cause a detrimental
impact on the local area’s amenities or on nearby houses, road safety or
protected species. Therefore, having
received additional information on how exactly the demolition and restoration
work would be implemented, the proposal was deemed to be acceptable for
approval.
(b)
The following main points were made by the local member (not a member of
this Planning Committee):-
·
Dwyfor District Council refused an application from the residents of
Porthmadog in 1984 to support/assist in maintaining a cinema in the town. Objection to
this application continued to be a sensitive issue to some of the town’s
residents.
·
That the Coliseum had been a large part of the Porthmadog community.
·
Many attempts had been made to retain the Coliseum and many volunteers had
given their time to try and restore the building.
·
Friends of the Coliseum were established in 2011; however, they had not
managed to secure the Coliseum’s future.
·
There was sufficient evidence of the community’s efforts to save the
Coliseum.
·
Request for support from Gwynedd Council to the arts would be discussed/take
place in the future.
Proposed and seconded, with sadness, to approve the application.
(c)
During the discussion, the following main observations were made:
·
Consider giving more time for Porthmadog residents to consider a scheme to
save the building.
·
It was disappointing that Cadw had not listed the building which was a
prominent feature and part of the Porthmadog streetscape.
·
Request that the developer safeguards the front of the
building/incorporates in a new development.
·
The town had failed to maintain the building as a cinema, but it would be
worthwhile to discuss with the developer if it was possible to retain the front
of the building as a historical feature.
(ch) In response to these
observations, the Senior Planning Service Manager noted:-
·
That the application was unusual and he accepted the comment made
regarding extending the time-schedule to try and save the building, despite
this it was stressed that this was not a planning principle.
·
The principle of the application was to demolish in accordance with the
relevant regulations – the characteristic design of the building may perhaps be
considered in future plans.
·
That is was possible to submit a message from the Committee to the
applicant to discuss further with the Town Council to consider deferring the
demolition in order to give the community another chance to save the building.
An amendment to the proposal
was made. To approve the application and send a letter with the approval stating
that the Committee requested that they consider deferring the demolition in
order to give the community another chance to save the building.
RESOLVED subject to the receipt of an acceptable amended statement concerning the detailed method of demolition and restoration of the site, to approve the application and that a letter is sent with the permission stating that the Committee requests that they consider deferring the demolition in order to give the community another chance to save the building.
Supporting documents: