Planning refusals: 85 Queens Road (former Café Rouge)

85 Queens Road: four applications 2020/0265, 0473, 1288 and 1333

At the South Area Planning Sub-Committee held on Thursday 20th August four applications for changes to the former Café Rouge building were considered. Three of these were for more residential accommodation on the site and one was for extending restaurant seating space. The planning procedure allows a developer to make multiple applications for the same site but requires that each application has to be taken on its own merits. In this case there were two very similar applications, one to provide five flats on the site, the other to add three flats. The planning committee could have permitted both and it would then be up to the developer to choose which one to implement.

The application to convert the first and second floors into four flats and add a flat in a rear extension whilst retaining a smaller restaurant (2020/0265) was refused. Councillors believed there would be a significant increase to the parking stress already experienced in this location, particularly in Princes Road and South Road. This was in light of an application for nine flats on the Wessex site in South Road, recently permitted on appeal, and concerns over the cumulative effect this could have on demand for parking spaces. 

The developer had also applied to build a mansard roof with dormer windows (2020/0473) for a two-bedroom flat. Councillors raised concerns about the increase to perceived overlooking of gardens and properties on South Road. However, it was deemed there were insufficient technical grounds to support this reason to refuse. The argument was that, as there were already windows on the second floor, windows in the mansard roof would not add to overlooking. Additionally, the separation distance was greater than the 22 metres recommended as a minimum separation distance between facades. Despite the building not being a locally listed building, i.e. a heritage asset, the majority of councillors supported refusal due to the effect the roof would have on the character of this unusual art deco building and on the overall impact to the local street scene. 

A further application for three additional flats (2020/1288) was rejected for the same reason – parking stress – as that for the five flats. 

Finally, the application for an extension to the restaurant (2020/1333) was approved given that, under the current Covid-19 circumstances, additional space in the restaurant could be of significant benefit to the long-term success of the business.

 

 

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