PLANNING STATEMENT. Market House Market Place Kingston upon Thames KT1 1JS

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1 PLANNING STATEMENT To support planning and listed building consent applications for change of use from Class A1 shop and Class A3 cafe to Class A3 restaurant at: Market House Market Place Kingston upon Thames KT1 1JS February 2016

2 1 INTRODUCTION 1.1 Walsingham Planning has been instructed to prepare a planning statement to support planning and listed building consent applications for change of use of Market House, Market Place in Kingston upon Thames from a Class A1 shop and Class A3 café to a Class A3 restaurant. 1.2 This statement should be read with reference to other supporting planning documents including the Design & Access Statement and Heritage Statement. 1.3 This statement considers the site, surroundings and nature of the proposed use and assesses the proposals against relevant planning policy. It is concluded that the proposal accords with the Development Plan and a recommendation for approval is therefore appropriate. 1.4 The proposal would not attract the Community Infrastructure Levy as the building has been occupied for more than six months in the last three years. 2

3 2 SITE & SURROUNDINGS 2.1 The application property is a two storey detached building (plus basement) that sits in the centre of Market Place in Kingston town centre. To the west side is High Street and to the east side is Church Street, both of which link with Clarence Street to the north (the main shopping street) and Eden Street to the south. Market House, Market Place 2.2 The building has a rectangular plan form with a curved frontage on its southern side. There are four towers, one on each corner of the building. There are entrances on the south and north elevations. 2.3 The building was Grade II* listed in The listing description is as follows: , by Charles Henman Senior. Until 1935 the Guildhall. Rectangular free-standing building of Italianate character, situated in the centre of the Market Place. Stone and brick. Four corner towers. Main body two storeyed with an arcaded, rusticated stone podium, and square headed windows above with moulded architraves and cornices. Towers with pedimented windows to first stage; triple arcades above, and surmounted by low, lead, pyramidal roofs. Lead statue of Queen Anne placed above the entrance was part of a previous Guildhall enlarged by her. It dates from The sculptor was Francis Bird. 3

4 Queen Anne statue 2.4 The site s town centre location ensures easy access by bicycle and on foot. The property also enjoys excellent access to public transport as it lies within easy walking distance of Kingston train station to the north-east. The nearest bus stops are located on High Street, approximately 100m south of the application site. Planning History 2.5 A previous timber structure stood in this location from 1505 but the present Market House dates from The Queen Anne statue dates from the early 1700s and was re-erected on the new building. Market House was used as the Town Hall until 1935 when the present Guildhall was built. Since then the building has had various uses. The more recent planning history for the building is recorded on the Council s website. 2.6 Planning permission and listed building consent were granted in 1984 for change of use of the building to an antiques market with refreshment bar and associated alterations (29794 & 29795). 2.7 Listed building consent was granted at appeal in 1992 for internal alterations to the building including the installation of a secondary staircase, first floor structural 4

5 strengthening and external alterations (92/0040/LBC). This is the staircase in the southwest corner of the building. 2.8 Planning permission was granted in 1994 for use of part of the ground floor as a tourist information centre (94/0212/FUL). 2.9 Listed building consent was granted at appeal in 2001 for installation of a stairlift to the main staircase (01/03443/LBC) Listed building consent was granted in 2008 for excavation of trial pits for investigation of foundations, strengthening of basement walling, relevelling of ground floor stone surface, structural supports and refurbishment of the toilets (08/12386/LBC & 08/12417/LBC). Listed building consent was granted in 2012 for repairs to the stonework and re-gilding of the Queen Anne statue (12/12194/LBC) and for further external repairs and redecoration in 2013 (13/12508/LBC). 5

6 3 THE PROPOSED DEVELOPMENT 3.1 The proposal is to use the building as a Class A3 restaurant. The existing building is shown on Drawings Exg.001.B, 002, 021, 022.C, 023B, 025.A, 040.A, 041.A, 060.B, 061.C, 062 and 063. The proposals are shown on Drawings Pln01.001, 021, 022, 023, 025, 040, 041, 060, 061, 062, 063, 100, 101 and There would be limited alterations at ground floor. In the main room, a central bar servery would be created between four of the six central pillars. A bulkhead would be created above to hide the extract ducts. The stone floor and exposed brick wall finish would be retained. Position of proposed bar servery 3.3 The foyer area would not be altered and the existing stairlift would remain in place. The toilets would be refurbished. 6

7 Main staircase to remain as existing 3.4 The secondary staircase in the south-west corner of the building, which was added in the early 1990s, is to be removed to create a storage room. Secondary staircase to be removed 7

8 3.5 The existing layout of the first floor would be retained. The northern half of the first floor would be used for customer seating with a bar servery installed adjacent the spine wall. The southern half of the first floor would accommodate the kitchen and ancillary cold store, plant room, office, food store and wash up area. Extraction would be to existing risers within the four towers so no external alterations would be necessary. 3.6 Signage proposals will be submitted in due course under separate cover. 8

9 4 PLANNING POLICY The Development Plan 4.1 The Development Plan comprises the Core Strategy (2012) and Kingston Town Centre Area Action Plan (2008). The site lies within the Primary Shopping Area of Kingston Town Centre but outside the designated frontages. The site is within Kingston Old Town Conservation Area. Relevant policies are summarised below. 4.2 Core Strategy Vision for Kingston - Kingston's Metropolitan Town Centre will be maintained and enhanced to provide a wide range of shops and services that will appeal to residents, visitors and tourists alike. It will continue to be the economic and employment focus of the Borough. The neighbourhood's rich history, as well as important architectural features and buildings such as Market House will be protected for the enjoyment and benefit of future generations. 4.3 Policy CS12 - The Council will maintain and enhance the attractive and distinctive character of Kingston Town Centre and its role as a sustainable Metropolitan Centre, through the implementation of the Kingston Town Centre Area Action Plan. 4.4 Policy K2 - For non-designated frontages in the town centre, changes of use from retail to other uses appropriate to a shopping frontage will be considered on their merits. Planning permission will be granted for the change of use of upper floors above shops to residential, offices or other appropriate service or community uses, which maintain or enhance the character and vitality of the centre and broaden the range of services. 4.5 Policy K11 - The Council will seek a range of enhancements to the Old Town Conservation Area (OTCA). Development proposals should preserve or enhance the character, appearance, setting and medieval layout of the OTCA, as well as its vibrancy and vitality, and will be required to: Achieve a high standard of design, with appropriate scale, height, massing and materials, which relates well to surrounding buildings and frontage lines; 9

10 Retain buildings which make a positive contribution including listed buildings and Buildings of Townscape Merit; Enhance or replace buildings/structures which detract from the appearance and character of the area; Safeguard important views to, from and within the area; Maintain the variety of architectural styles and richness of traditional detailing; Retain historically significant features such as boundaries, plot widths, building lines and open spaces and natural features such as trees; and Retain and restore traditional features such as shop fronts, walls, paving. 4.6 Policy OTCA1 - The Council will: Enhance the role of the Market Place as Kingston s premier public space by implementing public realm improvements; Improve the pedestrian links between the historic core and the riverside prepare a lighting strategy to enhance the settings of listed buildings, particularly key landmarks, trees and other elements; Safeguard important views within, from and to the Old Town including: views within and from the Market Place; Encourage the use of upper floors above shops. National Planning Policy Statement 4.7 The NPPF was published in March 2012 and sets out the Government s planning policies for England. Paragraph 14 emphasises that the presumption in favour of sustainable development should be at the heart of plan-making and decision-taking. Development proposals that accord with the development plan should be approved without delay. Where the development plan is absent, silent or relevant policies are outof-date, planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF as a whole or specific NPPF policies indicate that development should be restricted. 4.8 Paragraph 17 sets out the twelve core principles which should guide planning decisions, including: 10

11 Proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. Encourage the effective use of land by reusing land that has been previously developed; Conserve heritage assets in a manner appropriate to their significance so that they can be enjoyed for their contribution to the quality of life of this and future generations. 4.9 Paragraph 18 states the Government s commitment to securing economic growth and places significant weight on the need to create jobs and prosperity through the planning system Paragraph 23 recognises the need to provide customer choice and a diverse retail offer to ensure the vitality and viability of town centres. It encourages local planning authorities to plan positively to encourage economic activity. Paragraph 69 promotes planning decisions which offer opportunities for members of the community to meet Paragraph 131 states that, in determining planning applications, local planning authorities should take account of: The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; and The positive contribution that conservation of heritage assets can make to sustainable communities including their economic viability Paragraphs 186 and 187 state that local planning authorities should approach decision-taking in a positive way to foster the delivery of sustainable development, working proactively with applicants, looking for solutions rather than problems and seeking to approve applications for sustainable development where possible. 11

12 5 PLANNING ASSESSMENT 5.1 The National Planning Policy Framework (NPPF) promotes sustainable development and a competitive economy through ensuring the vitality of town centres and shopping areas. It encourages customer choice and a diverse retail offer to ensure that centres remain attractive and competitive. The proposed change of use would support the key aims of the NPPF by providing a viable new use for the building and adding an attractive new restaurant to this part of the town centre. This would support the vitality and viability of the town centre as a whole. In addition, the restaurant would create new employment opportunities. 5.2 The proposal would support the Core Strategy s Vision for Kingston by widening the choice of services available for residents, workers and visitors within the town centre and creating economic growth in the heart of the Borough. In accordance with Policy CS12, a restaurant is an ideal use for the application property in this central location. 5.3 The property lies within the Primary Shopping Area of Kingston Town Centre but outside the designated frontages. Policy K2 states that change of use of ground floor units from retail in these locations will be considered on its merits. The application property has had a variety of different uses over the years including its role as the Town Hall until 1935, various retail uses and other uses such as an antiques market and café. It is clear from the building s planning history that its use has been adapted over the years in line with Council and commercial requirements. The proposed restaurant use is the latest incarnation of the building, one that will secure a significant financial investment and give the building a new lease of life. 5.4 A restaurant use is wholly suited to the building as it would require minimal internal alterations. Extraction would be to existing risers within the four towers so no external alterations would be necessary. The restaurant would support neighbouring businesses by attracting patrons and increasing dwell time in this part of the town centre. The building is an attractive focal point in Market Place and so finding a new occupier is essential for the vitality and viability of this part of the town centre as a whole. 12

13 5.5 Policy K2 states that change of use of upper floors from retail will be acceptable provided that the new use would maintain or enhance the character and vitality of the centre and broaden the range of services. It is therefore considered that the change of use of the first floor would be acceptable in principle. Part of the first floor is already in Class A3 use as a café. 5.6 The need to find a viable new use for the property is even more important in this instance because the building is Grade II* listed and its importance to the town centre is noted in the Area Action Plan and Conservation Area Appraisal. The NPPF emphasises the desirability of putting heritage assets to viable uses and the positive role that they can play in promoting sustainable communities and the local economy. The proposed restaurant development would represent a significant financial investment and give the building a new lease of life. 5.7 As the building is listed, alterations to the building have been kept to a minimum and constitute only works necessary to facilitate the proposed restaurant use. The internal alterations mainly relate to extraction equipment. Extraction will be to existing risers within the four towers and do not necessitate any external alterations. Operational Considerations 5.8 Deliveries and refuse/recycling collection would be timed and managed to minimise any disruption to the local highway network. 5.9 The position of outdoor customer seating is indicated on the proposed site plan and is to be agreed by the Council. Furniture would be stored within the restaurant overnight. 13

14 6 CONCLUSION 6.1 This proposal is for change of use of a Class A1 shop and Class A3 café to provide a Class A3 restaurant. 6.2 The proposed change of use would support the key aims of the NPPF by re-using a sustainably located building, adding an attractive new restaurant to this part of the town centre and providing local employment. The change of use will support the long-term future of the listed building by securing significant investment and viable new use with minimal changes to the building fabric. 6.3 The restaurant is wholly suited to this busy town centre location. It will be well managed and will have no adverse impact on traffic or neighbouring uses. 6.4 The proposed change of use complies with the provisions of the Development Plan and a recommendation for approval is therefore appropriate. 14