| Description: |
Application to vary conditions 1, 3, & 7 (approved plans, opening hours Monday, Tuesday, Thursday, Friday and Sunday (including public/ bank holidays): 12:00 - 21.00, Wednesday and Saturday: 12:00 – 23:00, between 12th December & 30th December inclusive permitted hours are extended to 12:00 – 01:00, rationalise the wording of the condition so that it correlates with the proposed variation to condition, 3, & noise impact assessment imposed by RB2023/0779 |
| Conditions / Reason for Refusal: |
01
The permission hereby granted relates to the area shown outlined in red on the approved site plan (drawing number PL04 Rev A), and the development (the permanent use as a drinking establishment) shall only be undertaken in accordance with the approved details and specifications (as specified in the conditions below) and as shown on the approved plan (drawing number YK6659-002 rev B)(received 08/09/2026).
Reason
For the avoidance of doubt.
02
The public house (Building B) use hereby permitted shall only be open for deliveries between the hours of 0800–1800hrs Monday to Friday, 0800–1700hrs Saturday and 1100–1600hrs on Sundays and Bank Holidays.
Reason
In the interests of the amenities of local residents.
03
The public house (Building B) use hereby permitted shall only be open to customers during the following hours:
• Monday, Tuesday, Thursday, Friday and Sunday (including public / bank holidays): 12:00 – 21:00
• Wednesday and Saturday: 12:00 – 23:00
Between 18th December and 30th December inclusive the permitted hours are extended to 12:00 – 23:00, and on 31st December (New Year’s Eve) the permitted hours are extended to 12:00 – 01:00 on the next day (1st January, New Year’s Day).
Irrespective of the opening hours permitted on the given day, the outdoor seating area shall not be used for eating or drinking after 21:00.
Reason
In the interests of the amenities of local residents.
04
No amplified or other music shall be played in the premises other than low level background music inside the building.
Reason
In the interests of the amenities of local residents.
05
The acoustic noise barrier surrounding the beer garden, approved under discharge of condition RB2023/0497 dated 20/06/2023 shall be maintained and retained for the lifetime of this permission.
Reason
In the interests of the amenities of local residents.
06
No external seating shall be provided at the front of the building or outside of the red edge boundary of the application site.
Reason
In the interests of the amenities of local residents.
07
Except for the existing Flakt Woods 315mm axial extractor fan (alternative name JM aerofoil cased axial fan) in the kitchen, which has an external flue as shown on drawing no. YK6659-002 Rev A, no noise generating plant including mechanical ventilation or refrigeration/air conditioning, extraction plant shall be installed in any part of the development until full and precise details have been submitted to and approved in writing by the Local Planning Authority. The details shall include a BS4142:2014 +A1:2019 noise assessment and 1/3 octave frequency analysis with appropriate corrections for acoustic features and shall detail any mitigation measures, physical or operational, to achieve no more than 0dB(A) above the prevailing background levels, outside the boundary of the nearest noise sensitive property during the quietest measured period.
Reason
In the interests of the amenities of local residents.
08
The existing Flakt Woods 315mm axial extractor fan (alternative name JM aerofoil cased axial fan) in the kitchen, which has an external flue as shown on drawing number YK6659-002 rev B)(received 08/09/2026), is permitted.
Within 2 months of the date of this approval, the existing flue topper shall be removed and a jet cowl (as shown on drawing number YK6659-002 rev B)(received 08/09/2026) will be installed in order to allow the unimpeded discharge of air vertically as detailed in section 6.2.5 of the Commercial Kitchen Odour Risk Assessment by Miller Goodall dated 7th July 2026 (Ref: AQ103507). This shall be maintained throughout the lifetime of the consent.
All cooking fumes shall be exhausted from the building via an extraction system. The system, which shall be installed within 2 months of the date of this approval, shall include as a minimum grease filtration followed by either:
• Fine filtration or Electrostatic Precipitator (ESP) followed by carbon filtration (carbon filters rated with a 0.2-0.4 second residence time); or
• Fine filtration or Electrostatic Precipitator (ESP) followed by UV ozone system to achieve the same level of control as specified above
Extraction shall terminate at a minimum of 1m above the eaves of the building and at a minimum velocity of 15m/s. The extraction/filtration system shall be operated and maintained in accordance with the manufacturer’s specifications (and as detailed in appendix c of the Commercial Kitchen Odour Risk Assessment by Miller Goodall dated 7th July 2026 (Ref: AQ103507). The system shall be operated effectively during cooking.
No further noise generating plant including mechanical ventilation or refrigeration/air conditioning, extraction plant shall be installed in any part of the development unless full and precise details have been submitted to and approved in writing by the Local Planning Authority. The details shall include a BS4142:2014 +A1:2019 noise assessment and 1/3 octave frequency analysis with appropriate corrections for acoustic features and shall detail any mitigation measures, physical or operational, to achieve no more than 0dB(A) above the prevailing background levels, outside the boundary of the nearest noise sensitive property during the quietest measured period.
Reason
In the interests of the amenities of local residents.
09
No additional lighting shall be attached to the building or erected within the site unless otherwise as agreed in writing with the Local Planning Authority.
Reason
In the interests of the amenities of local residents.
10
The main entrance door shall not be kept in an open position and the emergency doors shown on the front elevation of the building shall remain closed at all times other than when required in an emergency.
Reason
In the interests of the amenities of local residents.
Positive and Proactive Statement
The applicant and the Local Planning Authority engaged in pre application discussions to consider the development before the submission of the planning application. The application was further amended during the application process. It was considered to be in accordance with the principles of the National Planning Policy Framework.
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