Agenda item

20250228 - The Glen, Hillsborough Road

Ward: Eyres Monsell

Proposal: Change of use from public house (& ancillary flat) (Sui Generis) to place of worship (& ancillary education centre) (Class F1)

Applicant: Eyres Monsell Community Foundation

The Planning Officer presented the report and the Addendum report detailing further representations received since the publication of the agenda. 

George Weightman presented to the Committee in support of the application.

Mr Adrian Fields, Jo Watts and Sarah Williams spoke in objection to the application.

Councillor Pickering presented to the Committee in objection to the application.

Members of the Committee considered the application and officers responded to questions and queries raised by the Committee.

The Chair summarised the application and points raised by Committee Members and moved that in accordance with the Officer recommendation, the application be approved. This was seconded by Councillor Cassidy, and upon being put to the vote, the motion was CARRIED.

RESOLVED: permission was granted subject to conditions

            CONDITIONS

1.         The development shall be begun within three years from the date of this permission. (To comply with Section 91 of the Town & Country Planning Act 1990.)

2.         The use shall not be carried on outside the hours of 07:30 while 23:00 daily except for the use of the Prayer Halls during the Holy Month of Ramadan. (In the interests of the amenities of nearby occupiers, and in accordance with saved policies PS10 and PS11 of the City of Leicester Local Plan.)

3.         No amplified call to prayer or aural announcement of activities shall take place at the site at any time. (In the interest of the amenity of neighbouring residents and in accordance with saved policy PS11 of the City of Leicester Local Plan).

4.         The hardstanding around the site and the grassed area to the south of the building shall not be used for any formal scheduled activities (for example worship, religious events, weddings, classes or community events) at any time during the lifetime of the use. (In the interest of the amenity of neighbouring residents and in accordance with saved policies PS10 and PS11 of the City of Leicester Local Plan).

5.         Notwithstanding the submitted Travel Plan, no part of the development shall be occupied until a revised Travel Plan for the development has been submitted to and approved in writing by the City Council as local planning authority and shall be carried out in accordance with a timetable to be contained within the Travel Plan, unless otherwise agreed in writing by the Council. 

            The plan shall

            (a) assess the site in terms of transport choice for staff, users of services, visitors and deliveries;

            (b) consider pre-trip mode choice, measures to promote more sustainable modes of transport such as walking, cycling, car share and public transport (including providing a personal journey planner, information for bus routes, bus discounts available, cycling routes, cycle discounts available and retailers, health benefits of walking, car sharing information, information on sustainable journey plans, notice boards) over choosing to drive to and from the site as a single occupancy vehicle users, so that all users have awareness of sustainable travel options;

            (c) identify marketing, promotion and reward schemes to promote sustainable travel; 

            (d) provide details on how (i) parking will be allocated, provided and managed during the use of the building in accordance with the approved site layout; (ii) how the use of the parking provision will be stewarded and managed to ensure the flow of vehicles into the site will be efficiently managed so vehicles can enter the site unhindered and do not have to unduly wait or queue within the highway (iii) how off-site parking will be monitored and discouraged, and (iv) how the route through the site will be maintained for access;

            (e) include provision for monitoring travel modes (including travel surveys) of all users and patterns at regular intervals, for a minimum of 5 years from the first occupation of the development brought into use. The plan shall be maintained and operated thereafter. (To promote sustainable transport and in accordance with policies AM01, AM02 and AM11 of the City of Leicester Local Plan and policies CS14 and CS15 of the Core Strategy)

6.         Prior to the commencement of use, the parking & service area shall be provided in accordance with the approved plans. The parking & service area shall be retained and kept available for those purposes at all times. (To ensure that parking & servicing can take place in a satisfactory manner; and in accordance with saved policy AM11 of the City of Leicester Local Plan and Core Strategy policy CS03)

7.         Prior to the commencement of use, the approved cycle parking shall be provided. It shall be retained thereafter. (To promote the use of sustainable means of transport and in accordance with saved policies AM02 & AM11 of the City of Leicester Local Plan).

8.         Development shall be carried out in full accordance with the following approved plans:

            - Proposed Block Plan, 1416 - MPD - PLA - DR – 1100, received on the 13th of March 2025

            - Proposed Ground Floor Plan, 1416 - MPD - PLA - DR – 1200, Revision P01, received on the 6th of February 2025

            - Proposed First Floor Plan, 1416 - MPD - PLA - DR – 1201, Revision P01, received on the 6th of February 2025

            - Proposed Roof Plan, 1416 - MPD - PLA - DR – 1202, Revision P01, received on the 6th of February 2025

            - Proposed Side Elevation Plan, 1416 - MPD - PLA - DR – 1300, Revision P01, received on the 6th of February 2025

            - Proposed Front and Rear Elevation Plan, 1416 - MPD - PLA - DR – 1301, Revision P01, received on the 6th of February 2025

            (In order to ensure compliance with the approved plans.)

            NOTES FOR APPLICANT

1.         Leicester Street Design Guide (First Edition) has now replaced the 6Cs Design Guide (v2017) for street design and new development in Leicester. It provides design guidance on a wide range of highway related matters including access, parking, cycle storage. It also applies to Highways Act S38/278 applications and technical approval for the Leicester City highway authority area. The guide can be found at:

            https://www.leicester.gov.uk/your-council/city-mayor-peter-soulsby/key-strategy-documents/

            As this is a new document it will be kept under review.  We therefore invite comments from users to assist us in the ongoing development of the guide.

            With regards to the Travel Plan, the contents of the Plan is intended to raise the awareness and promote sustainable travel. The applicant should contact highwaysdc@leicester.gov.uk for an further advice.

2.         The property may be suitable for roosting bats, which are protected by law from harm. The applicant should ensure that all contractors and individuals working on the property are aware of this possibility, as works must cease if bats are found during the course of the works, whilst expert advice from a bat ecologist is obtained. Bats are particularly associated with the roof structure of buildings, including lofts, rafters, beams, gables, eaves, soffits, flashing, ridge-tile, chimneys, the under-tile area, etc. but may also be present in crevices in stone or brickwork and in cavity walls.

            Further information on bats and the law can be found here Bats: protection and licences - GOV.UK (www.gov.uk)

3.         Development on the site shall avoid the bird nesting season (March to September), but if this is not possible, a re-check for nests should be made by an ecologist (or an appointed competent person) not more than 48 hours prior to the commencement of works and evidence provided to the Local Planning Authority. If any nests or birds in the process of building a nest are found, these areas will be retained (left undisturbed) until the nest is no longer in use and all the young have fledged. An appropriate standoff zone will also be marked out to avoid disturbance to the nest whilst it is in use.

            All wild birds are protected under the Wildlife and Countryside Act (1981) as amended making it an offence to kill, injure or disturb a wild bird and during the nesting season to damage or destroy an active nest or eggs during that time. Further information on birds and the law can be found here - Wild birds: protection and licences - GOV.UK (www.gov.uk)