Comments on Application 24/01155 – The Ark, 20 Ray Street

Part single storey part two storey extension, raising the eaves on three elevations, creation of one additional first floor flat and one additional second floor flat with dormer windows. New bin and cycle stores and car park for pub staff.  Construction of two storey building with 2 x flats and car park.

There have been two previous applications for a similar project (22/01432 and 23/00936) both of which have been refused. It is noted that the latter application is currently pending an appeal decision.

From the Design and Access Statement it is not clear how the previous reasons for refusal have been addressed. The retention of The Ark as a community pub is welcomed, and the creation of two additional flats (totalling three) is positive use of the main building. However, there is significant loss of parking spaces, especially for pub customers – with the application specifying car parking provision for staff. Ray Street and Ray Park Lane are particularly congested with limited on street parking.

In 2018 and 2019 there were more ambitious applications to construct 2 houses at the eastern end of the plot. Both applications were refused and subsequently the 2022 and 2023 scheme for 2 x 1 bed flats were submitted also to be refused. With this new application we have no issue with the proposed extensions to the main building, although the bulk and mass will be significantly increased from the existing Victorian pub. However, it is evident that this proposed small residential plot to the south of No 1 Ray Park Lane is very cramped and restricted and unsuitable for 2 new dwellings. The two proposed flats will have balconies but have no other amenity space. There will be a provision of one parking space per flat leaving a balance of seven (very tight) spaces for those residing above the pub, staff and customers.

In view of the proposed increase in living accommodation above The Ark, the requirement for increased staff parking and the need for off street customer parking we believe that more parking provision would be better use of this area for both the pub - and neighbours. Therefore, we object to the new 2 storey building element of the application.

 

 

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