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Agenda item

25/02960/FUL - Shoecroft Barn, Ablington, Bibury

Proposal

Conversion of ground floor of existing barns from general storage to cafe with retail area, including amendments to the lean-to and decking/patio area, and associated alterations.

 

Case Officer: Rebecca McAndrew

 

Ward Member: Councillor David Fowles

 

Recommendation

REFUSE

Minutes:

Councillor Daryl Corps returned to the Chamber.

 

The proposal was for the conversion of ground floor of existing barns from general storage to cafe with retail area, including amendments to the lean-to and decking/patio area

 

Case Officer: Rebecca McAndrew

Ward Member: Councillor David Fowles

Recommendation: REFUSE

 

The Chair invited the Case Officer to introduce the application.

The Case Officer shared the application details with the Committee.

•          Officers advised that the application had been deferred by the Planning Committee in May for further transport evidence due to concerns regarding highway and pedestrian safety and drainage.

•          The applicant had submitted a Transport Impact Assessment seeking to demonstrate that the proposed café would generate fewer vehicle trips than the existing permission.

•          Gloucestershire County Council Highways had maintained its objection, advising that insufficient information had been provided to demonstrate that safe and suitable access could be achieved for all users.

•          Concerns related to pedestrian movement along Ablington Lane, where pedestrians and vehicles shared a constrained carriageway on the route towards the village.

 

Public Speakers

Public speaker – Cllr Craig Chapman – Bibury Parish Council

The Chair of Bibury Parish Council objected to the application on highway safety grounds. Concerns were raised regarding the narrow and constrained nature of Ablington Lane, the lack of dedicated pedestrian provision, existing congestion and conflict between pedestrians and vehicles, and pressure on parking associated with the trout farm and wider tourism. The  proposed café would increase vehicle and pedestrian movements, servicing activity and parking pressure, and supported the Highway Authority’s view.

 

Public speaker – Michelle Follet-Holt – Objector

A resident of Bibury and Chair of Bibury Heritage argued that the applicant had failed to demonstrate safe pedestrian access along Ablington Lane, and the objection from Gloucestershire County Council Highways was highlighted. Further concerns were raised regarding the lack of site-specific evidence relating to the commercial kitchen, foul drainage capacity and ecological information.

 

Public Speaker – Councillor David Fowles – Ward Member

The Ward member raised concerns about congestion and the narrow nature of Ablington Lane, the lack of continuous pedestrian access between the car park, Shoecroft Barn, the trout farm and the village, and the resulting conflict between pedestrians and vehicles. Further concerns regarding ecology, foul drainage and environmental health were noted.

 

Councillor Fowles left the Chamber for the debate and vote.

Site Inspection Briefing

•          Access was considered difficult, with slow-moving and persistent traffic creating evident safety concerns.

•          The highway network was heavily used and under significant pressure.

 

Members questions

Members of the Committee asked a series of questions and noted that:

•          The proposed café was an alternative facility to an already permitted café elsewhere on the trout farm site. Although the applicant had argued that this would not result in additional harm, the Highway Authority considered that sufficient information had not been provided to assess how pedestrians and vehicles would interact along the route. 

•          The proposed café would be open to members of the public and would not be restricted to visitors to the trout farm.

•          Planning permission had been granted for a separate car park on the opposite side of the road from the barn. A further car park was understood to be a staff car park, which had been sectioned off, and a live planning application related to the site was noted.

 

Member comments

•          Members were satisfied that the highway concerns had been acknowledged by Gloucestershire County Council Highways.

 

Councillor Patrick Coleman proposed REFUSE the application and Councillor Paul Evans seconded the proposal. The proposal was put to the vote and agreed by the Committee

RESOLVED: to REFUSE the application.

Supporting documents:

 

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