Agenda item

The Mulberry Tree Public House, 5 Woodbridge Road

Ward:           ST MARGARETS

Proposal:     Variation of Condition 1 (list of approved plans) of planning permission IP/23/000346/FUL (Extensions to existing facility to provide enlarged prayer hall and classrooms).

Address:      The Mulberry Tree Public House, 5 Woodbridge Road

Applicant:    Mr Mohamad

Agent:          Mr Sherwan Mohammed

The Senior Planning Officer presented the report illustrated by drawings and photographs.

Mr Mojlum Khan, Bangladeshi Support Centre Multicultural Services, spoke in support of the proposals:

-             Had been approached by the applicant for support and advice on capacity building to accommodate emerging community groups.

-             The Nawracy Culture Centre was very busy, offering social, cultural and spiritual activities to communities, and space was needed to accommodate community groups from different backgrounds in Ipswich.

-             The proposed variation from the previous application was a matter of practicality as the original windows would diminish the size of usable space within the upstairs rooms as there were areas where it was not possible to stand upright.

-             There was a balance to be met between retaining the heritage character of the building and creating an extension that would be able to meet the growing need for local services; the proposed minimal adjustment would achieve both objectives.

Mr Mohammed Mainul Alam, Bangladeshi Support Centre Multicultural Services, spoke in support of the proposals:

-             The Centre supported many organisations and had been especially busy during Ramadan.

-             The proposed variation to the extension would make a big difference to the capacity of the building as currently nearly half of the space in the upstairs rooms was unusable because of the slope.

-             It was important to retain the heritage of the building, but there was also a need to accommodate all the people who accessed services.

Mr Gaffor Omer, NHS employee, spoke in support of the proposals:

-             The Centre had not only been used for vaccination sessions but also had an ongoing use for health assessments, providing public health services alongside the cultural activities.

Councillor Rae commented that he had visited the building, and the original conversion had improved its aspect within the street scene; however, the proposed change was unlikely to release much additional space, and it was necessary to respect this historic building.

Councillor Lankester understood the reason for wanting to replace the pitched roof with a flat roof but could see no reason for the proposed change in materials, especially as UPVC windows and fibreglass roof coverings would not be appropriate in this location.

Councillor Kreidewolf commented that the original change of use application had been successful in bringing a redundant building back into use, which was well used by the community; however, this was a locally listed building with a prominent frontage and due regard should be given to listed building responsibilities.

RESOLVED:

Refuse the variation of planning condition for the following reason (briefly):

The extension would not respect and promote the special character and local distinctiveness of Ipswich by protecting and enhancing significant views nor represent good architectural design. It would represent poor design that would result in harm to the setting of the adjacent Conservation Area and to the significance of the locally listed building of which it would form a prominent part, particularly when viewed from the east looking towards the Central Conservation Area beyond.

The proposed variation represents a material diminution to an approval that would fail to be in accordance with the NPPF. Public benefits have been put forward by the applicant, however these do not justify the less than substantial harm to the setting of the heritage assets and the variation would therefore fail to be in accordance with policies DM12 and DM13, as well as the aims of the NPPF.