Report 5a - Beach office and Urban Reef

Planning Board
Report Subject
5a
Application Number
Beach Office and Urban Reef Undercliff Drive and Boscombe
Promenade
Alterations to restaurant to include formation of retractable canopy at
1st floor level (Urban Reef) and alterations to elevations and change of
use of adjacent beach office (Class A2) into hot food takeaway (Class
A5) with extract flue and external seating area
7-2016-4982-X
Applicant
Mr M Cribb
Agent
ECA Architecture & Planning
Application Valid
15 February 2016
Status
Public
Ward
BW
Service Director
Development Services
Proposal
Meeting date
03 May 2016
Report author
Julie Allington
 01202 451323
 [email protected]
Recommendation
Delegate authority to the Head of Planning and Regulation to
grant planning permission with conditions subject to the
resolution of extraction system issues
10 or more letters of objection
Reason for Planning
Board Decision
Previous Relevant Planning Applications and Appeals:
1.
7-2005-4982-J - Partial demolition of Pier, alterations to Pier entrance
building & change of use to Retail & Catering space. Alterations to WC's.
Alterations & change of use of Overstrand building to RNLI/Lifeguard
Office, Cafe, commercial floor space & chalets. Erection of land train
garage. Formation of car park (adj. East Overcliff Drive). Associated road
works & landscaping – Granted subject to conditions.
2.
7-2009-4982-P - Erection of two internally illuminated signs to front
elevation – Granted.
3.
7-2011-4982-V - Alterations, extension to decking area and single storey
glass extension to restaurant – Refused as the design was considered to
be detrimental to the character and appearance of the area.
4.
7-2012-4982-W - Alterations and single storey glass extension to
restaurant with terrace above – Granted subject to conditions.
Summary of Proposal:
5.
Planning consent is sought for alterations to the existing Urban Reef
restaurant to install a retractable canopy at 1st floor level and alterations
to the adjacent beach office (Class A2) and conversion into a hot food
takeaway (Class A5) with extract flue and an external seating area.
Relevant Policies:
6.
Applications for planning permission must be considered having regard to
the provisions of the Development Plan and any other relevant material
considerations. The key document being the Bournemouth Local Plan.
Various Development Plan Documents (DPD) make up the Local Plan, the
Bournemouth Local Plan: Core Strategy (October 2012) being the
overarching document. The CS has superseded the Bournemouth District
Wide Local Plan (DWLP) as the strategic policy framework for the
Borough although various policies in the DWLP have been retained as
‘saved’ policies. The Core Strategy covers the period 2006 to 2026.
7.
The National Planning Policy Framework (NPPF) sets out the
Government’s planning policies for England and is a material
consideration in planning decisions.
8.
The following Policies are considered relevant to the current application:
Core Strategy
CS6 – Delivering sustainable Communities
Policy CS16 – Parking Standards
Policy CS18 – Increasing Opportunities for Cycling and Walking
Policy CS29 – Protecting Tourism and Cultural Facilities
Policy CS38 – Minimising Pollution
Policy CS41 – Quality Design
National Planning Policy Framework
The National Planning Policy Framework (NPPF) sets out the government
strategy to achieve sustainable development. The framework is relevant to
the current application and issues relating to the economy, ensuring the
vitality of town centres, sustainable transport, high quality
communications, housing, flooding/climate change, good design,
promoting healthy communities, protecting green belt land, and
conserving the natural and historic environment will be dealt with in the
report where relevant.
Other
Public Realm Strategy: Guiding Principles - SPD
Issues:
9.
The issues to consider in my opinion are whether the proposal complies
with the relevant policies set out above and other material planning
considerations set out below.
Impact on the character and appearance of the area:
10.
The application relates to part of the Overstrand building which fronts the
beach promenade area close to Boscombe Pier. The Overstrand Building
was renovated fairly recently as part of the Honeycombe Chine
development with the ground floor in use as a mix of commercial units and
the creation of ‘beach pods’ above at first and second floor.
11.
The redevelopment included the introduction of a restaurant/cafe bar
within the Overstrand occupied as ‘Urban Reef’ which sits centrally within
the Overstrand building. Subsequent applications have seen the addition
of a decked seating area at ground floor and the addition of a covered
section to this with additional external restaurant seating above at first
floor level.
12.
The current proposal has been submitted by the operator of Urban Reef
for works relating to the existing restaurant and seeking permission for a
separate take-away operation for the adjacent ground floor commercial
premises. The proposed takeaway use would also include the installation
of an extract flue and formation of an external seating area fronting the
promenade.
Addition of canopy at first floor to Urban Reef
13.
The proposals include the addition of retractable canopies above the
external seating area to the existing restaurant. Currently this area
provides capacity for up to 50 customers and is well used during nice
weather. On showery days however the existing area can lead to logistical
problems as customers move indoors to escape the rain, and problems for
staff trying to deliver ordered food to the correct place.
14.
The addition of the electric retractable canopy which would be
cantilevered from the building on support steels and runs on horizontal
supports would enable the canopy to be opened up quickly to protect
customers from the rain and relieve some of the chaotic problems
currently experienced.
15.
The proposed canopy would be made from a heavy duty PVC material
and the agent has indicated that it would be of a colour similar to that of
the facing stone of the Overstrand building. It is considered that the
design of the canopy would be acceptable and aesthetically in keeping
with the existing development, and would not result in a harmful impact on
the character or appearance of the area.
Proposed new take-away use
16.
The application also includes the change of use of the existing Seafront
Services/Coastal Activity Park office to form a hot food takeaway. Policy
CS29 seeks to protect existing Tourism and Cultural facilities. In this case
however the existing Seafront and Coastal Activity Park Teams will both
be moving into the Former Seafront Services Offices at the Western end
of the Overstrand which is currently empty. The proposal would therefore
not result in the loss of the existing tourism facility.
17.
The application premises is located within the Boscombe Overstrand
building which has been home to the Urban Reef restaurant since 2009 as
well as other commercial premises including the Seafront Office and
Sorted Surf Shop and Surf School. Within the area there is also an
existing small cafe and take-away kiosk serving chips, ice creams and
other take-away food and a shop at the end of the pier. There is also an
existing Harvester restaurant/public house to the west of the Overstrand
building.
18.
The proposal is to form a new kitchen within the unit with a large wood
oven to be used for cooking for both the proposed takeaway and to
increase the food offer and capacity of the existing small kitchen at Urban
Reef. The proposed unit would have a service counter to the front
elevation providing hot food and drinks to be taken away or eaten at
tables and chairs on the decked area immediately in front of the unit, or to
be taken away.
19.
In terms of the acceptability of the proposed use itself, the character of the
Overstrand building is a mix of commercial premises which provide a
vibrant backdrop to the beach, The existing Urban Reef restaurant is
extremely popular and encourages visitors to Boscombe seafront during
the day and at night. It is considered to be a positive contributor to the
vitality of the beach area and the overall regeneration of this part of
Boscombe.
20.
The proposed use of the adjacent unit to provide additional cooking
facilities and also offer an alternative take-away food option is considered
to be acceptable and not out of character with the existing offer on the
beach front. The principle of such a use would enhance and improve the
existing tourism offer of this part of the seafront.
21.
The frontage has been designed with a counter comprising piles of wood
logs with a bi-fold glazed shutter above. Two projecting canopies are
proposed over the counter which would be black with a simple company
logo in white. The design is considered to be acceptable and not harmful
to the character and appearance of the area.
22.
The use is proposed to be open between the hours of 08.00 and 23.00
hours. This is considered to be in line with other uses on the seafront and
is not considered to have a harmful impact on the character or amenity of
the local area.
Proposed Wood Oven and Extraction System Installation
23.
Due to the demand from the restaurant, there is currently limited capacity
in the kitchen to enable bar type food to be served after 6pm, which often
means disappointment for customers at the bar. The proposed wood
oven would enable the provision of bar food at Urban Reef as well as
offering a take-away food option from the new premises.
24.
Details of the types of food to be cooked on the wood oven and the
extraction system for this oven have been provided. The Environmental
Health Officer has considered the submissions and has advised that
subject to the equipment being installed in accordance with the details as
submitted, the extract for the oven should be sufficient to ensure that
smoke and odours are dealt with adequately. Conditions requiring the
extract to be submitted in accordance with the details and a maintenance
plan to be agreed in writing and adhered to have been recommended.
Other Kitchen Equipment and Extraction System
25.
Details submitted during the application process indicated that as well as
the wood oven, other cooking equipment was proposed to be put in the
kitchen including two deep fat fryers and a conventional oven. In addition,
the additional information indicated additional food types to be provided
and advised that the new kitchen would be used both for the new takeaway use, as well as providing additional cooking capacity for the Urban
Reef bar/restaurant which would enable bar food to be served in the
evening during restaurant hours.
26.
The additional cooking techniques and equipment would provide chips,
roasted meats, pastas and baked breads. The additional equipment raises
separate concerns about odour and noise and therefore the
Environmental Health Officer requested additional information to
demonstrate that a suitable extraction system for the kitchen was to be
installed in addition to the wood oven extraction system. The information
submitted initially in response to this request was not considered to be
acceptable to meet DEFRA requirements and it was advised that in this
case, an extraction system specific for the proposed use would be
needed.
27.
A revised scheme was submitted just prior to the completion of this report
but there are still concerns about the adequacy of this. Discussions are
on-going in relation to this issue but it is hoped that these can be resolved
and agreed to enable planning permission to be granted.
Impact on Beach pods at first floor of Overstrand building
Noise
28.
Concern has been raised by the owner of one of the beach pods directly
above the proposed take-away unit with regards to noise and odour. In
relation to noise, whilst it is likely that there would be some increase in
noise, the pod is over an existing commercial premises and very close to
an existing restaurant/bar with which the tenant would have been aware of
when they purchased the pod.
29.
This part of the promenade during the summer is generally buzzing with
activity with a mix of uses (bar/restaurant, Surf school/shop etc ) which
generate a reasonable level of noise. The proposed external seating area
would be similar but of a smaller scale than that the existing decking to the
front of the existing Urban Reef restaurant/bar.
30.
The addition of the decked area and counter is likely to increase noise
levels to this unit, but as the beach pod is not a residential property or
designed for sleeping purposes it is not considered that additional noise
generated would be significantly harmful or different to the existing uses
on the promenade.
31.
Commercial premises are always subject to change and the Seafront
Services Office have confirmed that no guarantee in relation to the ground
floor premises was ever made to purchasers of the beach pods.
Odour/Smoke
32.
The Council’s Environmental Health Officer has been consulted on the
proposal and has been in on-going discussions with the applicant and
agent regarding odour from cooking equipment to ensure that they are
satisfied that suitable odour control will be put in place prior to granting
permission.
33.
With regards to concerns about smoking, a condition has been
recommended to ensure no smoking within the premises or on the decked
area.
Disabled access
34.
The applicant has indicated that the proposed kitchen for the take-away
will meet accessibility requirements in terms of level floors, toilet size and
door widths. The development also includes a section of lower serving
hatch at 850mm height to ensure accessibility for wheelchair users.
Refuse/recycling storage
35.
The applicant has provided a plan indicating the location of
refuse/recycling storage for both the existing and proposed use. The plan
indicates that the existing restaurant currently has 3 x 1100 litre and 6 x
360 litre Euro bins with separate bins for collection of cardboard, food
waste, glass and general waste at the rear of the Overstrand building. The
applicant indicates that there is currently capacity within these bins to
accommodate additional waste generated by the new kitchen and takeaway premises, but that there is capacity for additional bins should they
be needed.
36.
Additional information has provided in a letter to state that litter bins will be
provided on the deck area for customer use and that the maitre-d will
undertake litter picking during opening hours as currently happens at the
existing restaurant/bar.
Impact on Nearby Residents
37.
Concern has been raised by a number of residents of the nearby
Honeycombe Chine development in relation to both noise and odour.
38.
In relation to noise it is not considered that the addition of the propsoed
take-away would lead to significant increase in noise levels at the nearest
residential properties. The proposed take-away would be closed during
night time hours between 23.00 hours and 08.00 hours which would be
similar to the existing Urban Reef restaurant and Harvester public house.
It is not considered that the addition of this use would result in a harmful
impact on neighbours in terms of noise.
39.
Nine out of the ten letters of objection received to the planning application
raise issues relating to odour, with some of them also referring to existing
smells coming from the existing restaurant and not wanting this to be
exacerbated. The original application did not provide full details of the
proposed cooking methods and menu, but additional information received
during the process indicated a number of types of foods and cooking
equipment.
40.
The Environmental Health Officer has also raised concerns about odour
control. Whilst the extraction details submitted for the proposed wood
oven have been accepted, discussions are on-going about the separate
kitchen extract to serve the proposed deep fat fryers and conventional
oven. At the time of writing this report this issue is still outstanding and
therefore the recommendation is to delegate authority to the Head of
Planning and Regulation to approve the application subject to and once
this matter being resolved.
Consultation Responses:
Highways Team
41.
The Highways Officer has considered the proposal and raises no
objections. There is cycle parking within close proximity of the premises
and there is no access by vehicles to this part of the premises.
Tourism Team comment
42.
The Council’s Tourism Team have commented in support of the proposal,
that the additional hot food takeaway with external seating will extend the
appeal of the existing facility and meet a customer need not otherwise
provided in the area, and that it will help to improve custom outside the
main season.
Boscombe Regeneration Team comment
43.
The Boscombe Regeneration Team are supportive of the proposal as it is
considered to help to meet the aims and objectives of the Boscombe
Commitment Action Plan 2015-2020 by ensuring existing businesses stay
in Boscombe; encouraging new shops and businesses; supporting
creative industries; and providing a top quality public realm. The comment
states that the proposal architectural design is considered to complement
and enhance the existing restaurant which has been an integral part of the
regeneration of Boscombe sea front, and create a positive perception for
those visiting Boscombe.
Dorset Police
44.
Dorset Police have been consulted and have confirmed that they have no
objections to the proposal.
Environmental Health
45.
The Environmental Health Officer has indicated that they are satisfied that
the propsoed wood oven and its associated extraction system would be
acceptable and that any odours created by this equipment would be
satisfactorily dealt with.
46.
There are still concerns about the proposed kitchen extract system
however, and whether this will adequately control and disperse odour from
the propsoed deep fat fryers and conventional cooking techniques. It is
hoped that this issue can be resolved and a full update will be provided on
this issue prior to the Planning Board meeting.
Working with the applicant/agent:
47.
In accordance with paragraphs 186 and 187 of the NPPF the Council
takes a positive and proactive approach to development proposals
focused on solutions. The Council work with applicants/agents in a
positive and proactive manner by:
•
•
48.
offering a pre-application advice service,
as appropriate updating applications/agents of any issues that may
arise in the processing of their application and where possible
suggesting solutions.
In this instance additional information was requested in relation to the
extraction system, and amendments were made to the external
appearance of the decking so that it would be more in keeping with
existing development. There are still outstanding concerns regarding the
proposed extraction system which the case officer and Environmental
Health Officer are in on-going discussions on.
Representations:
49.
Ten letters of objection have been received, raising the following issues:



50.
at odds with existing ambience of promenade
decked area will encroach into already busy part of promenade
this would be a step backward in terms of the regeneration of this
area
The proposed addition of a food outlet with an external seating area is
considered to be in keeping with the existing character of this part of
Boscombe beach. The proposal would be in keeping with the existing
Beach restaurant/bar and is considered it would make a positive
contribution to the vibrancy of the area and the overall tourism offer.

51.
It is noted that there is one take-away in the area, but the food offer is
substantially different. It is not considered that the addition of the
proposed take-away would result in an overconcentration of them or
harmful impact on the character of the area

52.
Noise from kitchen, seating area, movement of chairs, coffee
machine, ovens and other equipment (from 6am to late evening)
The beach pods are not residential accommodation and therefore
operation from 6am by members of staff would not interfere with sleeping
hours. The use itself would be open to the public between the hours of
8.00 and 23.00 hours. This is similar to the existing public house and
restaurant/bar and is not considered to be



53.
no need for additional take-away – already one at end of pier
odours from cooking will add to those already experience from
Urban Reef and the Harvester
smell likely to be blown towards flats within Honeycombe Chine
and have harmful impact
smoke emitted from wood oven flue – particles will impact health of
pod users
The Environmental Health Officer has advised that they are satisfied with
the extraction system proposed in relation to the wood oven, but have
raised concerns about the adequacy of the proposals in relation to the
kitchen extract system. This matter is on-going and it is hoped that this will
be resolved in order to enable an approval under delegated powers.


impact on pod owners of smoking within decked seating area
fire risk to beach pod
54.
A condition is being recommended restricting smoking on the decked
area.
55.
The development will need to meet building control requirements in
relation to fire risk.


56.
litter and rubbish
it will attract vermin
The application includes a refuse management plan which is considered
to be adequate for both the existing and proposed uses. There have been
no incidences of vermin for the existing premises and this is not
considered to be an issue of particular concern for this proposal. This is
something that would be dealt with under separate Environmental Health
legislation.




the operator will not be able to control behaviour of customers
when they leave the premises and if they have consumed alcohol
they are likely to be noisy
likely to attract anti-social behaviour
will encourage late night revellers to the area
concerns about vehicle access to promenade to collect take-aways
57.
There have not been any issues or complaints in relation to the
management of the existing restaurant/bar use. These issues would be
subject to separate legislation and police control.
58.
One letter of support has been received, raising the following issues:



Support for the proposal following detailed presentation by applicant
Proposal will enhance the area and ensure it remains vibrant
The management of the existing Urban Reef restaurant provides good
service with little disruption and it is expected this proposal would be the
same
Conclusion:
59.
Having considered the appropriate development plan policy and other
material considerations, including the NPPF, it is considered that subject
to compliance with the conditions attached to this permission, the
development would be in accordance with the Development Plan, would
not materially harm the character or appearance of the area or the
amenities of neighbouring uses. The Development Plan Policies
considered in reaching this decision are set out above.
Recommendation - Delegate authority to the Head of
Planning and Regulation to grant planning permission
with conditions (subject to the resolution of extraction
system issues)
60.
Proposed conditions below, as well as additional conditions in relation to
kitchen extraction system once agreed.
1.
Development to be carried out in accordance with plans as listed
The development hereby permitted shall be carried out in accordance with
the following approved plans:
- Dwg 180_PL_001 1:1250 Location Plan
- Dwg 180_PL_002 Rev A 1:500 Block Plan
- Dwg 180_PL_009 Proposed Refuse Plan
- Dwg 180_PL_210 Rev B Proposed South Elevation (1 of 2) with shutters
to takeaway open
- Dwg 180_PL_211 Rev A Proposed South Elevation (2 of 2) with shutters
to takeaway closed
- Dwg 180_PL_212 Proposed North Elevation
- Dwg 180_PL_213 Proposed Side Elevations
- Dwg 180_800_005 3D Visual
- Dwg 760001 Rev B Proposed Kitchen Layout
- Gozney Professional Wood and Gas Ovens document received 2nd
March 2016
Reason: For the avoidance of doubt and in the interests of proper
planning.
2.
Prior Approval of Materials
No development shall take place until details and/or samples of the
materials to be used for the following have been submitted to and
approved in writing by the Local Planning Authority:
- materials to be used on front elevation (including counter shutters and
canopy) for the proposed take-away unit;
- decking material and balustrade for take-away unit;
- retractable canopy at first floor to existing restaurant.
Development shall be carried out in accordance with the approved details.
Reason: To ensure a satisfactory visual relationship between the existing
and the new development in accordance with Policy CS41 of the
Bournemouth Local Plan: Core Strategy (October 2012).
3.
Hours of Use of Takeaway
The use hereby permitted shall not be open to customers outside the
following times: 08.00 hours and 23.00 hours.
Reason: To safeguard the amenities of occupiers of adjoining and nearby
properties and in accordance with Policies CS38 and CS41 of the
Bournemouth Local Plan: Core Strategy (October 2012).
4.
No smoking on external decking area
No smoking shall be allowed on the external decking area to the front of
the unit hereby approved for take-away use.
Reason: To safeguard the amenities of surrounding uses and in
accordance with the aims of Policies CS38 and CS41 of the Bournemouth
Local Plan: Core Strategy (October 2012).
5.
Wood oven extraction in accordance with submitted details
Prior to the use herby permitted commencing the wood oven extraction
system shall be installed in accordance with the details contained within
the Gozney Professional Wood and Gas Ovens document received 2nd
March 2016 and shown on Dwg 180_Plan_PL_212 'Proposed North
Elevation' and shall be retained and maintained as such, unless otherwise
agreed in writing by the local planning authority.
Reason: In order to protect the environmental amenities of the immediate
locality and in accordance with Policies CS38 and CS41 of the
Bournemouth Local Plan: Core Strategy.
6.
Fume extraction maintenance schemes
A maintenance schedule for the both the wood oven and kitchen
extraction systems shall be submitted to the local planning authority for
approval in writing within 1 calendar month of the date of this decision.
The schedule shall include:
- the frequency in which the carbon filters are changed;
- details of the cleaning and maintenance of the extract system (including
ductwork) to be undertaken by the staff and outside contractors.
The approved maintenance schedule shall be implemented and adhered
to thereafter.
Reason: In order to protect the environmental amenities of the immediate
locality and in accordance with Policy 4.19 of the Bournemouth District
Wide Local Plan (February 2002).
7.
Noise Report
Prior to any plant or machinery being installed an acoustic report shall be
carried out in accordance with BS4142:2014 and submitted for approval in
writing by the local planning authority. This acoustic report shall determine
the rating level of noise emitted from all plant and machinery from the site.
The noise rating level (including character correction) emitted from plant
and machinery shall not exceed the measured background noise level.
The noise levels shall be determined at the nearest noise sensitive
premises.
Reason: In order to protect the amenities of the locality and in accordance
with Policy CS38 of the Bournemouth Local Plan: Core Strategy.
8.
Refuse/recycling waste to be stored in accordance with approved
Refuse Management Plan
All refuse and recycling waste generated from the development hereby
approved shall be stored in accordance with the details as shown on
drawing 180_PL_009 'Refuse Management Plan' and the information
contained within the letter from eca architecture and planning dated 6th
April 2016, unless otherwise agreed in writing by the Local Planning
Authority.
Reason: To ensure that the proposed development includes a long-term
management plan for the collection of refuse in the interests of visual and
residential amenities, and to accord with Policy CS41 of the Bournemouth
Local Plan: Core Strategy (October 2012).
1
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D
LICENSE
NO IMPLIED LICENSE EXISTS. THIS DRAWING
SHOULD NOT BE USED TO CALCULATE AREAS
FOR THE PURPOSES OF VALUATION.
DO NOT SCALE THIS DRAWING.
NOTES
SURVEY NOT FOR CONSTRUCTION.
FOR PLANNING , DESIGN AND LAYOUT
The Marina
Sea
Un
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PURPOSES ONLY.
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:inote
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URBAN REEF
ISSUE/REVISION
romenade
scombe P
PROJECT ID
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180
CAD FILE NAME
DRAWN BY
CHECKED BY
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ISSUE DATE:
APW
AC
06/01/2016
SHEET TITLE
EXISTING
LOCATION PLAN
SCALE
1:1250 @ A3
DRAWING NO.
180_PL_001
A
A
Second Floor
3 Winchester Place
North Street
Poole
BH15 1NX
E:[email protected]
W: eca-p.com
T: 01202 675 152
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NO IMPLIED LICENSE EXISTS. THIS
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DRAWING SHOULD NOT BE USED TO
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CALCULATE AREAS FOR THE PURPOSES
OF VALUATION.
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Kitchen
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WC
DO NOT SCALE THIS DRAWING.
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UP
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NOTES
SURVEY NOT FOR CONSTRUCTION.
FOR PLANNING , DESIGN AND LAYOUT
PURPOSES ONLY.
LIFT
The Seafront Office
C
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INCOMING ELECTRICAL
SERVICE AND METER
UNDER STAIR CUPBOARD
FOR USE BY OTHERS
Entrance
Hall
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Restaurant
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Mark
Date
Description
URBAN REEF
ISSUE/REVISION
PROJECT ID
180
CAD FILE NAME
APW
DRAWN BY
B
B
CHECKED BY
AC
ISSUE DATE:
06/01/2016
SHEET TITLE
EXISTING
TERRACE
GROUND FLOOR PLAN
NOTIONAL TABLE ARRANGEMENT INDICTATED
SCALE
1:100 @ A3
DRAWING NO.
180_PL_100
A
A
Second Floor
3 Winchester Place
North Street
Poole
BH15 1NX
E:[email protected]
W: eca-p.com
T: 01202 675 152
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EXISTING WINDOWS RO BE BLOKED UP FROM INSIDE.
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VENTILATION
D11
SERVICE ACCESS
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STORE
LICENSE
POSSIBLE FIRE EXIT
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NO IMPLIED LICENSE EXISTS. THIS
DRAWING SHOULD NOT BE USED TO
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CALCULATE AREAS FOR THE PURPOSES
D12
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KITCHEN
OF VALUATION.
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DISABLED / STAFF
BABY CHANGE
DO NOT SCALE THIS DRAWING.
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NOTES
CUT-OUT IN EXISTING SLAB TO
HOIST
ACCOMMODATE NEW STAIR
PULL DOWN BABY
CHANGE UNIT
SURVEY NOT FOR CONSTRUCTION.
FOR PLANNING , DESIGN AND LAYOUT
work surface
sink
PURPOSES ONLY.
walk-in
fridge
EXISTING STAIR
LIFT
STAIR 1
BAR COUNTER
work surface
low wall
work surface
wood
oven
low wall
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BAR SERVERY
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INCOMING ELECTRICAL
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UNDER STAIR CUPBOARD
FOR USE BY OTHERS
UP
store
D07
Restaurant
D01
:inote
D06
:idate
Mark
Date
Description
LIFT USER ACCESS
service counter
RESTAURANT ENTRANCE
URBAN REEF
ISSUE/REVISION
PROJECT ID
180
CAD FILE NAME
B
APW
DRAWN BY
timber
deck
B
CHECKED BY
AC
ISSUE DATE:
10/01/2016
SHEET TITLE
PROPOSED
TERRACE
GROUND FLOOR PLAN
NOTIONAL TABLE ARRANGEMENT INDICTATED
SCALE
1:100 @ A3
DRAWING NO.
180_PL_110
A
A
No alteration to existing Urban
Reef Cafe/Bar on ground floor
level
Second Floor
3 Winchester Place
North Street
Poole
BH15 1NX
E:[email protected]
W: eca-p.com
T: 01202 675 152
1
2
3
4
5
1
2
3
4
KEY
5
D
D
LICENSE
NO IMPLIED LICENSE EXISTS. THIS DRAWING
Chimney for proposed oven at rear of building
(not visable from Boscombe Promenade)
SHOULD NOT BE USED TO CALCULATE AREAS
FOR THE PURPOSES OF VALUATION.
DO NOT SCALE THIS DRAWING.
NOTES
SURVEY NOT FOR CONSTRUCTION.
FOR PLANNING , DESIGN AND LAYOUT
PURPOSES ONLY.
C
C
canopy when fully extended
A
24.03.16
B
18.04.16 Addition of "Dropped
Removal of Brise soleil, the moving of
"Wood Oven" signage behind glazed
screen & enlarging of blackboard
Counter"
:inote
Mark
:idate
Date
Description
URBAN REEF
ISSUE/REVISION
PROJECT ID
B180
CAD FILE NAME
DRAWN BY
CHECKED BY
B
SOUTH (Front) ELEVATION
With shutters open
B
ISSUE DATE:
APW
AC
10/01/16
SHEET TITLE
PROPOSED
SOUTH ELEVATION (1 of 2)
Below counter
facade built up
of stacked logs
(whole, split or
drift wood)
SCALE
1:100 @ A3
DRAWING NO.
180_PL_210
A
A
Second Floor
3 Winchester Place
North Street
Poole
BH15 1NX
E:[email protected]
W: eca-p.com
T: 01202 675 152
1
2
3
4
5
1
2
3
4
KEY
5
D
D
LICENSE
NO IMPLIED LICENSE EXISTS. THIS
DRAWING SHOULD NOT BE USED TO
CALCULATE AREAS FOR THE PURPOSES
OF VALUATION.
DO NOT SCALE THIS DRAWING.
NOTES
SURVEY NOT FOR CONSTRUCTION.
FOR PLANNING , DESIGN AND LAYOUT
PURPOSES ONLY.
Permenant framework for
retractable awning/canopy
Permenant framework for
retractable awning/canopy
C
Part Section through main
terraced structure
Part Section through main
terraced structure
C
:inote
Mark
:idate
Date
Description
URBAN REEF
ISSUE/REVISION
PROJECT ID
180
CAD FILE NAME
DRAWN BY
B
B
APW
CHECKED BY
AC
ISSUE DATE:
11/01/2016
SHEET TITLE
PROPOSED
EAST ELEVATION
(of front protrusion/existing
extension and terrace)
WEST ELEVATION
(of front protrusion/existing
extension and terrace)
SIDE ELEVATIONS
SCALE
1:100 @ A3
DRAWING NO.
180_PL_213
A
A
Second Floor
3 Winchester Place
North Street
Poole
BH15 1NX
E:[email protected]
W: eca-p.com
T: 01202 675 152
1
2
3
4
5
Second Floor, 3
Winchester Place, North
Street, Poole BH15 1NX
E:[email protected]
W: eca-p.com
T: 01202 675 152
ISSUE DATE:
04/04/2016
SHEET TITLE
3D VISUAL (Day3)
PROJECT TITLE
SCALE
DRAWING NO.
URBAN REEF
n.t.s @A3
180_800_005