Agenda item

The Assistant Director for Planning:

 

1. described the details of the application for planning permission for the alteration, refurbishment and extension of the Central Market building in Lincoln, a grade II listed building;

 

2. advised that the application site was owned by the City of Lincoln Council;

 

3. advised that the proposal would include the opening up of the current blind arch windows to the north and east facing elevations and the demolition of the ‘Butchers’ Corridor’ extension to the south side of the market, and the erection of a replacement extension to house an A3 unit with new public toilets to the rear with access through the main market hall interior.

 

4. further advised that internally the proposal included a new mezzanine to be installed at the eastern end with new stair and lift access.  The damaged terrazzo floor to the main market hall to be replaced along with the existing single glazed lantern roof, with a new double glazed lantern, and new ventilation and extraction system installed.

 

5. advised that an accompanying application for listed building consent had also been submitted, which was detailed at Minute 5(b).

 

6. provided details of the policies pertaining to the application, as follows:

 

·           Policy LP25 The Historic Environment

·           Policy LP26 Design and Amenity

·           Policy LP27 Main Town Centre Uses - Frontages and Advertisements

·           Policy LP31 Lincoln's Economy

·           National Planning Policy Framework

 

7. advised the Committee of the main issues to be considered as part of the application to assess the proposal, as follows:

 

·           National and Local Planning Policy

·           Proposed Uses and the Effect on the Vitality and Viability of the Central Area

·           Effect on the Character and Appearance of the Conservation Area

·           Hard and Soft Landscaping of the Public Space

·           Effect on the Setting of the Listed Building

·           Highway Safety

·           Fume Extraction

·           Bin Storage

·           Archaeology

·           Land Contamination

·           Surface Water Drainage

 

8. outlined the responses made to the consultation exercise;

 

9. concluded that the proposed scheme of refurbishment and extension would ensure much needed investment into the property and secure the continued use of the listed Central Market in its optimum viable use.  The proposed works would be to the benefit of visual amenity and the wider character and appearance of the conservation area.  The proposal was therefore considered to be in accordance with both local and national planning policy.

 

The Committee discussed the content of the report and the following questions and comments were put forward:

 

·         Comment: It was pleasing to see that there had not been any objections received as part of the consultation; the proposal to open the blind arches, which would improve the appearance of the building; and new public conveniences would be installed as part of the proposal. 

·         Comment: Concerns were raised regarding the surface of the highway surrounding the central market for disabled users.

·         Answer: This would be addressed with the Highways Authority.

·         Question: It was also queried whether stallholders could be allocated a quiet area for short breaks. 

·         Answer: The proposal did not incorporate a space of this type.

·         Question: It was queried should any cafe or restaurant occupy a unit, would they provide their own toilet provision.

·         Answer: The proposed public conveniences would be a shared communal facility.  However, a unit holder might pursue the installation of their own provision.

·         Question: It was queried whether dedicated space could be allocated to new starters from local university and college providers and perhaps at reduced rates.

·         Answer: This would be fed back to the Major Developments department at the City Council for their consideration.

·         Question: The access into the building and within the building was queried.

·         Answer: It was clarified that the replacement for the blind arches would be fixed panes of glass and these would be windows, not doors.  There would be level threshold access to the building and a lift within the market hall for access to the mezzanine floor.

·         Comment: Several members spoke in support of the proposals highlighting the visual improvements it would bring to the venue and surrounding area; and that it was pleasing to see improvements to accessibility.

 

RESOLVED that the application planning permission be approved subject to the following conditions:

 

01) The development must be begun not later than the expiration of three years beginning with the date of this permission.

 

      Reason: As required by Section 91 of the Town and Country Planning Act 1990.

 

02) With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved shall be carried out in accordance with the drawings listed within Table A below. The works shall be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application.

 

Reason: To ensure the development proceeds in accordance with the approved plans. Conditions to be Discharged before Commencement of Works

 

03) Prior to the Class E restaurant use commencing, a scheme for the extraction, filtration and abatement of cooking odours shall be submitted to the planning authority for approval. The submitted scheme shall include details of the methods to be employed to control noise and odour from the system. The approved scheme shall be implemented prior to commencement of the use and the system shall be operated and maintained thereafter in accordance with the manufacturer's instructions.

 

      Reason: To ensure the satisfactorily discharge of fumes/ odours associated with the production of hot food.

 

04) Samples of all materials to be used in the development, including for the new extension and a sample panel on site of the proposed brick, brick bond and mortar shall be submitted to and approved by the City of Lincoln Council as Local Planning Authority prior to works commencing works commencing on site. The development shall proceed in accordance with the approved details.

 

Reason: In the interests of visual amenity.

 

05) Prior to the planting of the new trees within the public realm area, details of the new tree pits, including the incorporation of the GreenBlu system, shall be submitted to and approved by the City of Lincoln Council as Local Planning Authority. The tree pits shall be constructed in accordance with the approved details.

 

Reason: To ensure an appropriate design of tree pit, in the interests of the longevity of the newly planted trees.

 

06) Prior to works commencing on site to install any exterior lighting to the Central Market, details of the proposed lighting scheme, including light fittings, lux levels and lighting cable runs shall be submitted to and approved by the City of Lincoln Council as LPA. The lighting scheme shall proceed in accordance with the approved details.

 

Reason: In the interests of the special architectural and historic interest of the listed building and visual amenity of the Conservation Area. Conditions to be Discharged Before Use is Implemented Conditions to be Adhered to at All Times.

 

07) In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be prepared, which is subject to the approval, in writing, of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval of the Local Planning Authority.

 

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.