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COMMITTEE: CENTRAL PLANNING COMMITTEE COMMITTEE DATE: 17/04/2013ITEM NO: 5(b)APPLICATION FOR FULL PLANNING PERMISSION REF: 12/04425/FULLSITE ADDRESS:PROPOSAL :APPLICANT:WARD NO:CASE OFFICER:OAST HOUSE CASKIEBERRAN ROAD GLENROTHESERECTION OF A CLASS 1 RETAIL UNIT AND A HOT FOODTAKE AWAY (SUI GENERIS) WITH ASSOCIATED NEWACCESS, 28 PARKING BAYS AND LANDSCAPING.MR DAVID TIBBS ORA BUILDING 2 PITREAVIE DRIVEDUNFERMLINENW14Glenrothes West and KinglassieAndy TaylorDATEREGISTERED:31/10/2012REASONS FOR REFERRAL TO COMMITTEEThis application requires to be considered by the Committee because:This property belongs to Fife CouncilSUMMARY RECOMMENDATIONThe application is recommended for:Conditional ApprovalASSESSMENT AGAINST THE DEVELOPMENT PLAN AND OTHER MATERIALCONSIDERATIONSUnder Section 25 of the Planning Act the determination of the application is to be made inaccordance with the Development Plan unless material considerations indicate otherwise.1.0 Background1.1 The planning application site measuring 2630 square metres is the single storey OastHouse, a vacant Public House situated on the corner of Broom Road and Caskieberran Roadwithin the settlement boundary of Glenrothes. The property is bound to the north, south and westby residential properties. Across the road to the south is an area of mixed use, including a largesnooker hall, night club, fish bar and Salvation Army building. The existing access to the site isfrom Broom Road with off street parking area to the east.10
1.2 This planning application seeks permission for the erection of a Class 1 retail unit, an ATMand Sui Generis Hot Food Takeaway with associated parking, access and landscaping. Theexisting building would be demolished. The new building would be in place of the existingbuilding in approximately the same location on the site and the car parking would be located tothe east of the building as is the current arrangement. A new vehicular access would be takendirect from Broom Road and the car parking area (20 spaces) would be re-designed as a result.A service area would be created to the north of the building accessed from Lorne Court. Theexisting access to the car park is from Lorne Court and this would be blocked up. The building issingle storey with a mono-pitch roof presenting glazed openings towards the car park , a blankwall (with exception of a service door) to Lorne Court and a plain elevation towardsCaskieberran Road albeit with two different finishes and an area designed to hold the advertisingsign board for the main unit. A short Design Statement was submitted to accompany theapplication.1.3 The applicant has stated that the hours of business for the convenience store are from6.00am to 10.00pm. At this stage no hours of opening have been proposed for the hot food unitas no end user has been identified at this time. However a condition has been added whichrequires any future occupant of the building to submit proposed opening times prior to operationof the hot food unit to Fife Council as Planning Authority for written approval.1.4 There is no recent planning history on the application site.1.5 The property belongs to Fife Council and is being sold to the applicant subject to planningpermission being granted.2.0 Assessment2.1 The material considerations in the determination of this application are;- Principle of Development- Loss of Public House- Design- Residential Amenity- Road Safety2.2 Principle of Proposal2.2.1 Scottish Planning Policy (Town Centres and Retailing) sets out the requirement to followthe sequential approach in selecting locations for retail developments. It is essential thatdevelopments involving convenience shopping are easily accessible to all sectors of thecommunity, are well served by public transport and minimise the need for travel. Food shoppingin particular should be located to satisfy local demand. New development should not adverselyaffect residential amenity. The retail units together are below the 1000 square metre thresholdand as such the development does not require a Retail Impact Assessment. The larger unit hasa net retail floor space of 228.9sqm and the smaller unit has an area of 70.6sqm.2.2.2 Policy SS1 of the Approved Structure Plan stipulates that new development shouldpredominantly take place within settlements on brownfield land where possible. Policy E2 of theAdopted Local Plan supports development within settlement boundaries where it conforms toother relevant Development Plan Policies.11
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