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Planning Applications to Be Considered by the Pennines Township Planning Sub Committee

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Planning Applications to Be Considered by the Pennines Township Planning Sub Committee PLANNING APPLICATIONS TO BE CONSIDERED BY THE PENNINES TOWNSHIP PLANNING SUB COMMITTEE DATE: 24 SEPTEMBER 2008 _____________________________________________________________________________________ Recommendation Application Id. Code _____________________________________________________________________________________ 08/D51053 Grant Consent subject to conditions MOUNT GREEN FILLING STATION, HALIFAX ROAD, ROCHDALE, OL12 9QD 08/D51054 Grant Permission subject to conditions MOUNT GREEN FILLING STATION, HALIFAX ROAD, ROCHDALE, OL12 9QD 08/D51094 Grant Permission subject to conditions SUN CHEMICALS LTD, ELIZABETHAN WAY, ROCHDALE, OL16 4LE 08/D51095 Grant Permission subject to conditions SUN CHEMICALS LTD, ELIZABETHAN WAY, ROCHDALE, OL16 4LE 08/D51121 Grant Permission subject to conditions SUN CHEMICALS LTD, ELIZABETHAN WAY, ROCHDALE, OL16 4LE 08/D51134 Grant Permission subject to conditions CLOUGH BANK, CLOUGH ROAD, LITTLEBOROUGH, OL15 9PA 08/D51166 Grant Permission subject to conditions CLEGG HALL, CLEGG HALL ROAD, LITTLEBOROUGH, OL15 0AA 08/D51167 Grant Consent subject to condition CLEGG HALL, CLEGG HALL ROAD, LITTLEBOROUGH, OL15 0AA 08/D51168 Refuse Permission 153, RAMSDEN ROAD, ROCHDALE, OL12 9NX 08/D51237 Refuse Permission 38, VICTORIA STREET, LITTLEBOROUGH, OL15 9DB List A Page - 1 - Applicat ion Number Application Type Ward 08/D51053 Full Planning Wardle ERECTION OF 2 JET WASH BAYS - RESUBMISSION D50650 MOUNT GREEN FILLING STATION, HALIFAX ROAD, ROCHDALE, OL12 9QD For:- JAMES HALL & CO LTD Received 30-Jun-2008 RECOMMENDATION Grant Consent subject to conditions Conditions: 1. The development must be begun not later than the expiration of three years beginning with the date of this permission. 2. The jet wash facility shall not be open for trade or business outside the hours of 8.00 to 21:00 Monday to Sunday inclusive. Reasons: 1. Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. 2. In order to safeguard the amenities of the area and to prevent nuisance arising. _________________________________________ Reason for Recommendation: The proposed jet wash facility at Mount Green Filling Station would be ancillary and complimentary to the existing use on the site and the facility would not cause further detriment to the amenities of neighbouring residents. The proposed development complies with the requirements of Policies BE/2 ‘Design Criteria for New Development’ and A/9 ‘New Development Access for General Traffic’ in the Council’s Unitary Development Plan. Report Site: The site relates to the former Mount Green Filling Station site on Halifax Road. The site has recently been re-developed as a petrol filling station and retail store operated by the “Spar” supermarket group. Permission has also been granted for the erection of 6 dwellings to the western side of the new retail store but these have not yet been developed. Proposal: This application is for the erection of one jet wash bay at the north eastern corner of the site. The jet wash bay will be formed from an aluminium List A Page - 2 - structure with clear Perspex wall panels. The bay is about 7m by 5m with 2.6m high side panels. A vacuum bay and an air/water bay will be provided on either side of the jet wash bay. The existing wall to the southern edge of the forecourt will be retained. There are designated parking spaces for persons waiting to use the jet wash/vacuum/air and water bays on the eastern boundary. Background Policy: BE/2 - Design Criteria for New Development S/8 - Retail Developments Outside Town, District and Local Centres EM/3 - Noise and New Development Site History: 08/D50650 Erection of two jet washes – Withdrawn. 07/D50044 Erection of car wash and jet wash – Refused. 06/D47004 Erection of 6 dwellings, alterations to existing petrol filling station and erection of new retail store – Approved. 91/D26478 Extension of existing car showroom provision of new petrol filling station and body shop and used car sales area parking – Granted. 81/D13160 Alterations to petrol filling station forecourt layout and toilet block extension – Granted. 81/D12455 Vehicle maintenance workshop and servicing bay – Granted. Consultation Responses: Highways Service – the highways officer is satisfied with the revised layout which includes one jet wash bay, a vac bay, an air/water point and 3 additional parking spaces in the positions shown on the amended plans received 22 August 2008. Chief Environmental Health Officer - no objections subject to the hours being restricted to 8.00am to 9.00pm. Publicity Responses: A letter of notification was sent to surrounding neighbours and a site notice was posted. Three letters of objection have been received which can be summarised as follows: 1. There are several properties immediately to the rear of the petrol filling station. There is already considerable disturbance from the business during operation including car doors banging, engine noise, people talking and shouting etc. that travels straight into the bedrooms positioned at the rear of these properties. The noise disturbance is so excessive it is not possible for some residents of these properties to occupy the rear bedrooms. List A Page - 3 - 2. There are bright lights on the petrol filling station forecourt which shine into the gardens and rear windows of properties located to the rear from early in the morning until very late in the evening. 3. The erection of jet wash bays would escalate the level of disturbance already suffered and further damage the quality of local residents lives. 4. There are concerns of how the water spray and run off water would be controlled. Views of Officer: The proposed development will be assessed against the provisions of policies BE/2 ‘Design Criteria for New Development’ and A/9 ‘New Development Access for General Traffic’ in the Council’s Unitary Development Plan. The applicants have previously applied for a drive through car wash and jet wash on the site (reference 07/D50044) which was refused for reasons of highway safety, loss of cycle store provision and lack of information to assess the potential impact on neighbouring residents. Following this, a second application was submitted for two jet wash bays (reference 08/D50650) but was withdrawn pending further information on noise levels. This current application is seeking consent for the installation of a single jet wash bay on the site after reducing the scheme from two jet wash bays to overcome highway safety concerns. In my opinion, the principle of siting a jet wash bay on this site is acceptable. The facility would be ancillary and complimentary to the existing use on the site, providing car washing facilities for drivers who already visit for fuel and convenience purposes. Therefore few additional vehicles would be drawn to the site. However, due to the close proximity of neighbouring residents, it is necessary to consider the impact of the proposed development on their residential amenities. I note that the primary concern of residents is the level of noise disturbance they currently experience from the petrol filling station and how the jet wash facility may exacerbate this. In order to respond to these concerns, the applicants have submitted a detailed noise survey. This report concludes that the residual noise from the jet wash equipment is likely to be less than the typical day time background noise level already experienced by the adjacent houses. The Council’s Environmental Health Officer has considered this report and agrees that the proposed jet wash facility is not likely to create additional noise nuisance for neighbouring residents and has no objections to the proposal. If the proposal is approved however, a condition restricting the hours should be imposed. The Environmental Health Officer also queried whether any additional illumination is proposed for the jet wash bays. There are no details of proposed lighting included with the application and the agent has confirmed that the existing forecourt lighting would be sufficient to serve the proposed jet wash facility. On this basis, based on the information submitted, I do not consider the proposed development would cause any further detriment to the amenities of List A Page - 4 - neighbouring residents over and above their current situation by reason of noise disturbance or light pollution. With regards to highway safety on the site, the amended plans reducing the number of jet wash bays from two to one and the provision of additional parking bays has overcome the Highways Officers concerns. The proposed development now complies with the requirements of Policy A/9 of the adopted UDP. Finally, I acknowledge the concerns of the neighbouring residents regarding water run off and spray. The jet wash bay would be enclosed by 2.6m high panels which will control the majority of the spray. I do not consider any additional spray that escapes this would have an impact on residents positioned over 15m away. The issue of drainage has been addressed by the applicants and I am satisfied that this will be adequately controlled and there will not be an impact on the residents to the rear. In summary, I am satisfied that the applicants have adequately demonstrated there would be no additional impact on the amenities of neighbouring residents through noise disturbance, light pollution or surface water run off. The revised proposal overcomes the initial highway safety concerns and is acceptable in all other respects. The proposal satisfies the requirements of policies BE/2 and A/9 of the adopted UDP and is recommended for approval. Delegation Scheme: The Committee has delegated powers to determine the application either way on reasonable planning grounds. ______________________________________________ List A Page - 5 - Application Number Application Type Ward 08/D51054 Full Planning Wardle VARIATION OF CONDITION 15 OF PLANNING PERMISSION D47004 TO ALLOW OPENING HOURS BETWEEN 06.00 HOURS AND 23.00 HOURS ON ANY DAY - RESUBMISSION D50503 MOUNT GREEN FILLING STATION, HALIFAX ROAD, ROCHDALE, OL12 9QD For:- JAMES HALL & CO LTD Received 30-Jun-2008 RECOMMENDATION Grant Permission subject to conditions Conditions: 1.
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