Planning Applications - Hyndburn Borough Council

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an identified exception within the authority’s adopted SPG on New Residential Development - it proposes only 5 units on an infill plot. As the site is within the urban boundary and located within an established residential area in an adequately sustainable location the proposed residential development of the site is acceptable in principle, subject to design and amenity issues and any other material considerations. In terms of design I can advise that the proposed demonstrates an acceptable approach to the development of the site. The applicant has identified a scheme which will maintain the existing street layout and the structure of the wider residential area by following the identified building line of neighbouring residential properties. Further more the proposed achieves a satisfactory frontage by reflecting appropriately the traditional proportions of Accrington’s terraces and including complementary detailing such as heavy sills and jambs around the windows. The units would be constructed using artificial stone with slate roofs. As such I consider that the proposal would fit comfortably within the street scene and would benefit neighbour amenity by removing a potentially problematic vacant site. Although close to the town centre the applicant has ensured that the new units will benefit from parking at a ratio of at least 1 space per unit. As with many small infill plots in terraced areas it is not possible to achieve the normally desirable distances between dwellings of 21m and 15m and still to develop the site. There will be an adequate distance (16.5m) between the existing properties on the north side of Eccles Street and the gable end of the new terrace (15m being the normal guideline). A distance of 18.5m (compared with the normal guideline of 21m) is achievable across the back street to the main rear walls of houses on Westwood Street, while only 14m can be achieved across Pansy Street South at the front of the proposed houses. While the first two of these distances are adequate I am concerned about the 14m distance at the frontage of the properties. However, on balance I consider that the advantages of dealing with this vacant plot, bearing in mind the high quality general design of the development outweigh any loss of amenity from overlooking between dwellings. As noted above the proposal has attracted a number of objections from residents principally voicing concerns regarding parking at the site. It is worth noting that two of the objectors are not directly affected by the proposals living further south along Pansy Street South. Only one of the writers lives directly opposite the site. I consider that the applicant has demonstrated an acceptable approach to parking in this location and should not be required to provide in excess of 1 space per unit. It would be difficult envisage that an acceptable development of this site could be achieved if a higher parking requirement were to be imposed. I would not consider that this proposal would add unduly to the stresses placed upon the amenities of immediate neighbours or that of the wider area. Consequently I consider that the proposed is satisfactory with regard to the adopted development plan and recommend approval of the scheme. Recommendation Approve subject to the following conditions: 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. 56
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 Prior to the commencement of the development hereby approved details of the cross-sections of the windows frames and rainwater goods shall be submitted to and approved in writing by the local planning authority. The development shall be constructed in accordance with the approved details to the satisfaction of the local planning authority. Reason: Inadequate details of these matters have been submitted with this application and in the interests of the visual amenities of the locality in order to comply with Policy E10 of the Hyndburn Borough Local Plan. 4 No development approved by this permission shall be commenced until the application site has been subjected to a detailed investigation and recording of all potential contamination. The proposed methodology of the survey shall be submitted to and approved in writing by the local planning authority before any work commences. The findings of the survey shall be submitted to the local planning authority, together with full details of any de-contamination work proposed to deal with any contamination found by the survey. No work shall commence on site until all work to secure the de-contamination of the site to a condition suitable for its future use has been carried out to the satisfaction of the local planning authority and confirmed in writing as being completed. Reason: To safeguard the health of the future occupants of the land in the interests of public health and in order to comply with Policies E2, E10 and E13 of the Hyndburn Borough Local Plan. 5 The proposed development is near to a former landfill site. Therefore a ground slab and gas proof membrane of minimum 1200g thickness shall be incorporated into the foundations in order to provide adequate protection against the ingress of landfill gas. The membrane shall be: i. laid carefully so as to avoid tears or perforations ii. well-lapped and taped at the joints and iii. continuous across the whole area of the new development Reason: In the interests of safety having regard to the proximity of the site to a former landfill site and in order to comply with Policies E2 and E10 of the Hyndburn Borough Local Plan. 6 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. 7 Notwithstanding Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 no development shall take place within the curtilage of the dwelling hereby approved in accordance with Classes A, B, C, D, E, F, G, or H of part 1 of Schedule 2, unless a planning application for that development has been submitted to and approved by the local planning authority. 57
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REPORT TO: PLANNING COMMITTEE 9 JAN
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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 and 14: Highways issues The highway authori
Page 15 and 16: design issues and issues of neighbo
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: Eccles Street is a row of bungalows
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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