Agenda item

Proposed refurbishment and conversion of existing storage unit associated with retail premises to provide residential accommodation.

 

The Principal Planning Officer introduced the report. 

 

                                                                       

                                                                        Councillor Miller joined the meeting.

 

RESOLVED to:

 

Grant full planning permission subject to the conditions listed and for the reasons set out in the report.

 

Conditions

 

1.         The development herby permitted shall commence before the expiration of 3 years from the date of this permission.

 

2          This permission shall be read in accordance with the application form deposited on the 29th July 2021 and the following list of approved drawings:-

Deposited on the 29.07.21

Site Location Plan

Existing Site Location Plan drg. no 0326-1-02-00

Existing Upper Floor GA Plan drg. no. 0326-1-03-01

Existing Roof GA Plans drg. no. 0326-1-03-02

Existing GA Elevations A & B drg.no. 0326-04-00

Existing GA Elevations C & D drg. no. 0326-1-04-01

Site Analysis

 

Deposited on the 27.04.22

Existing Ground Floor GA Plan drg. 0326-1-03-00A

 

Deposited on the 16.09.22

Proposed GA Elevations A and B drg. no. 0326-3-21-00 Rev C

Proposed GA Elevations C and D drg. no. 0362-3-21-01 Rev C

 

Deposited on the 21.11.22

Proposed Site Plan drg. no. 0326-3-08-00 Rev D

 

Deposited on the 06.12.22

 

Proposed Ground and First floor Plan drg. no. 0326-3-11-00 Rev C

Proposed Second Floor and Roof Plan drg. no. 0326-3-11-01 Rev D

 

The development shall thereafter be undertaken in accordance with these

plans/details.

 

3          Prior to any works to the extension hereby approved details/samples of materials to be used in the external appearance of the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved plans.

 

4          The external material used in the infilling of any openings of the building shall match those of the existing building as closely as possible.

 

5          Apartment A and Apartment B of the development hereby approved shall not be occupied until the ground floor windows on the north elevation have been installed with privacy glazing and the ground floor window on the south elevation has been installed to a minimum of Pilkington Level 4 as indicated on drg. no. 0326-3-21-00 Rev C and 0326-3-21-01 Rev C and secured as non-opening. These shall be retained as such thereafter.

 

6         Apartment C of the development hereby approved shall not be occupied until the windows to the east elevation and the first floor windows to the south elevation have been fitted with obscured glazing to a minimum of Pilkington Level 4 as indicated on drg. no. 0326-3-21 -00 Rev C and 0326-3-21-01 Rev C and are secured as non-opening. These shall be retained as such thereafter.

 

7         Apartment D of the development hereby approved shall not be occupied until the first floor windows to the east elevation and second floor windows on the south elevation have been have been fitted with obscured glazing to a minimum of Pilkington Level 4 as indicated on drg. no. 0326-3-21 -00 Rev C and 0326-3-21-01 Rev C and are secured as non-opening. These shall be retained as such thereafter.

 

8          No part of the development hereby approved shall be occupied until a sound insulation scheme has been submitted to and approved in writing by the Local Planning Authority. The sound insulation scheme shall include the specification and acoustic data sheets for glazed areas of the development and any complementary acoustical ventilation scheme and be designed to achieve internal noise levels not exceeding 30dB LAeq(1 hour) and not exceeding NR 25 in bedrooms for any hour between 23.00 and 07.00.

9         Prior to the first occupation of the building hereby permitted precise details of the bin store shall be submitted to and approved in writing by the Local Planning Authority. The bin store shall be implemented and made available for use in accordance with the approved details prior to first occupation of the building and shall be retained and maintained for the lifetime of the development.

 

10        No part of the development shall be occupied until the cycle racks shown on Proposed Site Plan drg. no. 0326-3-08-00 Rev D have been installed. These shall be retained and maintained for the lifetime of the development

 

 

Reasons

 

1         In order to comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

 

 2         For the avoidance of doubt and to define the permission.

 

 3         To ensure a satisfactory form of development and the interest of visual amenity.

 

 4         To ensure a satisfactory form of development and the interest of visual amenity.

 

5         To ensure a satisfactory development and to safeguard neighbouring amenity.

 

6         To ensure a satisfactory development and to safeguard neighbouring amenity.

 

7         To ensure a satisfactory development and to safeguard neighbouring amenity.

 

 8         To ensure a satisfactory development and to safeguard amenity.

 

9         To ensure a satisfactory form of development and the interest of visual amenity.

 

10        To ensure a satisfactory form of development.

 

Reasons for Decision

 

The principle of the development is supported. The layout, design and appearance of the proposed extension is considered acceptable. This together with the proposed use of the building as residential units would not be considered to be detrimental to the amenity of neighbouring buildings, future occupiers of the building nor to parking or highway safety. Taking the above into account it is considered that the proposal is a sustainable form of development which is appropriate for its context and in accordance with Sections 2,  4, 7, 9, 11 and 12 of the NPPF 2021, Policy A, Policy 2, Policy 8 and Policy 10 of the Aligned Core Strategy (2014), Policies, LPD 32, LPD 35, LPD 50, LPD 57 and LPD 61 of the Local Planning Document (2018) and the Parking Provision for Residential and Non-Residential Developments Supplementary Planning Document (2022).

 

 

Notes to Applicant

 

The applicant is advised that all planning permissions granted on or after 16th October 2015 may be subject to the Community Infrastructure Levy (CIL). Full details of CIL are available on the Council's website. The proposed development has been assessed and it is the Council's view that CIL is not payable on the development hereby approved as the development type proposed is zero rated in this location.

The Borough Council has worked positively and proactively with the applicant in accordance with paragraph 38 of the National Planning Policy Framework. Negotiations have taken place during the consideration of the application to address adverse impacts identified by officers and/or address concerns raised by letters of representation submitted in connection with the proposal, addressing the identified adverse impacts, thereby resulting in a more acceptable scheme and a favourable recommendation.