Planning Applications - Hyndburn Borough Council

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has considered the findings of the assessment and has not raised concerns other than recommending the imposition of a condition requiring investigations of potential contamination and underground gases. A noise assessment was undertaken with the objective of determining how noise that may be generated as a result of the proposal would affect the amenities of neighbouring residents. It was carried out on the basis that store trading and servicing and home shopping would be restricted to the hours of 0700 to 2300 hours. The assessment concludes that with suitable mitigation measures, noise levels from the fixed plant serving the development, from servicing and from car parking can be satisfactorily controlled, and that the increase in road traffic as a result of the proposal would result in a negligible noise impact. The Head of Environmental Health has considered the findings of the assessment and recommended the imposition of conditions as suggested in the report. Impact on neighbouring residents The nearest residential properties are the Charter Brook development, the nearest property lying 22m from the proposed building. The neighbour notification and publicity procedure indicated that some residents of the Charter Brook scheme would welcome the development, particularly since it would make shopping easier and more convenient for them, the impact of increased noise and traffic was a concern, particularly if 24 hour opening was planned. The proposed opening and servicing hours are 0700 to 2300 hours only, and on the basis of the findings of the air quality and noise assessments, the Head of Environmental Health has not raised objections on noise/disturbance grounds, subject to relevant conditions. The existing industrial use of the site gives rise to some noise and disturbance, with the potential for further impact on neighbours should a new user take over the building. The re-siting of the proposed building nearer to the Queen Street frontage has brought the building nearer to the Charter Brook residents, but the existing industrial building occupies a similar position. There are residential properties to the north in Windsor Road, beyond the public open space, but these a located a minimum of 100m away from the proposed building with substantial tree planting between. I do not consider that the amenities of neighbouring residents would be adversely affected to a significant degree. Section 106 contributions The following matters may be considered appropriate for inclusion in a Section 106 Agreement, and are considered to be directly related to the proposed development: • An upgrade of the existing bus stop facilities on Queen Street as part of the proposed East Lancashire Rapid Transit public transport initiative. • Pedestrian footway improvements along the north side of Queen Street between the application site and the town centre. • Lighting to Queen Street from the proposed new roundabout to the town centre boundary. • Provisions within the S278 highway agreement relating to off-site works for the installation of traffic signals at the Whalley Road/Hyndburn Road junction. • Environmental improvements suggested in the document Great Harwood Town Centre: A Plan for the Future. Conclusion The applicants have satisfactorily demonstrated that the proposal as now amended is acceptable in terms of policies on retail development and industrial land, highway and environmental issues, 14
design issues and issues of neighbour amenity. Subject to appropriate S106 contributions, I recommend approval. Recommendation Powers be delegated to the Chief Planning and Transportation Officer to approve the application subject to the signing of a Section 106 Agreement which include the issues listed above and subject to the following conditions. The application should be forwarded to the GoNW in accordance with the Town and Country Planning (Shopping Development) (England and Wales) (No 2) Direction 1993: Condition(s) and Reason(s) 1 The development must be begun not later than the expiration of three years beginning with the date of this permission. Reason: Required to be imposed pursuant to Section 91 (as amended) of the Town and Country Planning Act 1990. 2 The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details. Reason: For the avoidance of doubt and to define the permission. 3 The development hereby permitted shall be carried out only in accordance with the following plans: ***** Reason: For the avoidance of doubt, since the originally submitted plan was subsequently amended 4 The total floorspace in the building hereby permitted shall not exceed 4900 square metres. Of this floorspace no more than 1825 square metres shall be used for convenience goods sales (including checkouts), no more than 1295 square metres shall be used for comparison goods sales (including checkouts), and no more than 248 square metres shall be used for ancillary customer facilities comprising coffee shop/lobby/toilets/customer services. The remaining area (1532 square metres) shall be used for staff facilities/office/storage. Notwithstanding the provisions of Section 55 of the Planning Act 1990 and Section 2A of the Town and Country Planning (General Development Procedure) Order 1995 no internal alterations shall be carried out to the building to increase the gross floorspace and no alterations shall be carried out to alter the split of uses within the building from that specified above. Reason: For the avoidance of doubt and to ensure that the split of uses within the building does not change to an inappropriate split having regard to Planning Policy Statement 6: Planning for Town Centres and the current development plan. 5 Prior to the commencement of the development hereby approved, samples of the external roofing and facing materials shall be submitted to and approved in writing by the local planning authority. The development shall be constructed in accordance with the approved details/samples. Reason: To ensure the use of appropriate materials, in the interests of the visual amenities of the locality and in order to comply with Policy E10 of the Hyndburn Borough Local Plan. 15
Page 1 and 2: REPORT TO: PLANNING COMMITTEE 9 JAN
Page 3 and 4: The building is to be located towar
Page 5 and 6: Although 20 years ago Tesco could a
Page 7 and 8: opened, reducing the car parking st
Page 9 and 10: • It would create 150 extra jobs,
Page 11 and 12: WYG assessed the original submissio
Page 13: Highways issues The highway authori
Page 17 and 18: engineering or construction work co
Page 19 and 20: 2 This planning permission is grant
Page 21 and 22: general. While a garage would be lo
Page 23 and 24: May 2007 (11/06/0435). The site is
Page 25 and 26: surrounding area. The changes would
Page 27 and 28: Reason: To safeguard the health of
Page 29 and 30: Site description and locality The B
Page 31 and 32: While the form of the church has al
Page 33 and 34: of Policies E6 and E10 of the Hyndb
Page 35 and 36: 3 This consent is granted subject t
Page 37 and 38: spaces. The proposals are therefore
Page 39 and 40: Informative Note(s) 1 REASONS FOR A
Page 41 and 42: Recommendation Approve subject to t
Page 43 and 44: • This three storey office block
Page 45 and 46: 2 The enclosed approval is issued u
Page 47 and 48: The single storey rear extension pr
Page 49 and 50: 11/07/0733 Whinney Hill Garage Whin
Page 51 and 52: has an established use for an indus
Page 53 and 54: Reason: To ensure that suitable acc
Page 55 and 56: Eccles Street is a row of bungalows
Page 57 and 58: Reason: Required to be imposed purs
Page 59 and 60: (b) In addition if a condition prec
Page 61 and 62: Informative Note(s) 1 REASONS FOR A
Page 63 and 64: SPG New Residential developments in
Page 65 and 66:
11/07/0707 3 Tottleworth Rishton Bl
Page 67 and 68:
The application property forms part
Page 69:
The proposed first floor extension
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Planning Applications - Hyndburn Borough Council

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