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1)

The loss of this public house to residential use would be damaging to the value and significance of this heritage asset, and would cause harm to the character, identity, vitality and distinctiveness of the conservation area. Therefore, the proposal would fail to meet the requirements of the NPPF, Core Strategy policies C05, CK1, CL1 and CL3, Draft Planning Policies for the Protection of Public Houses, Use and Character and 'Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment' published by English Heritage (2008).

2)

In the absence of a satisfactory s106 agreement to secure necessary planning obligations, the proposal would result in unacceptable pressure on local infrastructure (including education, health and community facilities) and would therefore be contrary to policy C1 of the Core Strategy and the Planning Obligations Supplementary Planning Document.

3)

In the absence of a satisfactory s106 agreement to secure ineligibility from obtaining car parking permits, the proposed development would put undue pressure on on-street car parking and would therefore be contrary to policy CT1 (c) of the Core Strategy and the Transport Supplementary Planning Document.

1)

Relevant Policies Used
You are advised that this application was determined by the Local Planning authority with regard to Development Plan policies including relevant policies contained within the London Plan Spatial Development Strategy for Greater London adopted July 2011; the Core Strategy adopted 8 December 2010 and the 'Saved' policies of the Unitary Development Plan adopted 25 May 2002. The relevant policies of the Core Strategy were C1, CK1, CT1, CL1, CL2, CL3, CL5, CH1, CH2. The relevant policies of the UDP were CD63. Weight was also given to relevant local Supplementary Planning Guidance/Documents and Statements, including: Edwardes Square, Scarsdale and Abingdon adopted June 1982 (08), Transport adopted10 December 2008 (0803), Planning Obligations adopted 17 August 2010 (1001), Access Design Guide adopted 17 December 2010 (1003). These documents were adopted following public consultation. Weight has also been attached to emerging Core Strategy Policies for the Protection of Public Houses.

2)

The applicant is advised that completion of a satisfactory s106 agreement would overcome the second and third reasons for refusal listed above.