Agenda item

Proposed barn extension to provide an extended dining area at ground floor and 8 no. guest rooms at first floor, adding a guest house use to the existing public house/restaurant to create a mixed use (Sui Generis), with associated works and landscaping.

Recommendations: Approval

RESOLVED: That the application be approved.

Proposed barn extension to provide an extended dining area at ground floor and 8 no. guest rooms at first floor, adding a guest house use to the existing public house/restaurant to create a mixed use (Sui Generis), with associated works and landscaping.

The Committee agreed to consider items 8 and 9 collectively as they related to the same application site. Officers presented the report noting that the proposed development was considered to pose ‘less than substantial harm’ to the setting of the Grade II Listed Building.

A written submission was read to the Committee on behalf of petitioners in support of the application (item 8). Key points highlighted included:

·       The Six Bells Inn on Ducks Hill Road was one of the older buildings in the Borough, built around 1810, on the northern edge of Ruislip;

·       It had served the community as a pub and inn for over 200 years but had closed in 2015. Three years later it had been re-opened by Richard Arens as a bar and restaurant;

·       The site was on the edge of the Green Belt. Mr Arens had obtained special planning permission to demolish some of the outbuildings and replace them with a dining hall. The new hall was to be in the local barn style with walls of mixed wood, brick and render and a tall gabled roof;

·       Before building work could commence, Covid-19 had brought everything to a halt. Mr Arens had recognised the need to diversify therefore had decided to restore the accommodation aspect of the Six Bells by adding bedrooms, including a specially adapted room for disabled guests. Ruislip was not well served for accommodation so the additional facility was welcome;

·       The dining hall / inn was well set back from the road and from neighbouring properties. Very little additional land was used by the proposal;

·       Since the previous application had been rejected, Mr Arens had worked with Hillingdon planning officers to address the concerns raised and had produced modified plans with reduced roof height and length of the new hall so it does not overtop the Grade II-listed part of the building;

·       Many of the signatories of the petition were immediate neighbours of the Six Bells. The Ruislip Residents’ Association had agreed to support the application as being in the best interests of the community and the Chairman of Ruislip Woods Management Advisory Group had raised no objections.

Members noted that a previous application had been refused and enquired why the current application was deemed to be acceptable and how it differed from the original. It was confirmed that very special circumstances applied in this cases and, on balance, the proposed development was considered to provide public benefits to outweigh the harm posed. The Committee heard that the previous application had been for a larger development with 10 bedrooms proposed. In the new application, the length of the proposed structure had been reduced by approximately 4m and it was starting to become more subservient to the main pub building. Officers felt the proposed development was large but approvable.

Members welcomed the new proposal noting that it was smaller and an improvement on the previous one. Clarification was sought regarding alterations to the door as set out on page 61 of the agenda pack; it was noted that the door had been altered from a 3 panel door to a modern 4 panel door – apparently without authorisation. Members sought reassurance that no further amendments to the application would be allowed without prior consent being given. It was agreed that delegated authority be granted to the Head of Planning to expand Condition 6 (agenda item 9) to tighten the list of building conditions to be adhered to.

Members welcomed the application and observed that the development would be good for both the pub and the surrounding area. The Committee was pleased to note that the local Residents’ Association was also in favour of the proposal. The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed.

RESOLVED:

1)    That delegated authority be granted to the Head of Planning to expand Condition 6 (agenda item 9) so as to tighten up the list of building conditions to be adhered to; and

2)    That the application be approved.