KEIGHLEY and SHIPLEY) to Be Held on 27 March 2019 O
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Report of the Strategic Director of Place to the meeting of the Area Planning Panel (KEIGHLEY AND SHIPLEY) to be held on 27 March 2019 O Summary Statement - Part One Applications recommended for Approval or Refusal The sites concerned are: Item Site Ward 1. Haworth Fire Station Station Road Haworth Keighley Worth Valley West Yorkshire BD22 8NL - 18/02585/FUL [Approve] 2. 15 Wentworth Close Menston Ilkley West Yorkshire Wharfedale LS29 6NN - 18/05434/HOU [Approve] 3. 17 Victoria Avenue Ilkley West Yorkshire LS29 9BW - Ilkley 18/04200/HOU [Approve] 4. Black Bull Inn 119 Main Street Haworth Keighley Worth Valley West Yorkshire BD22 8DP - 19/00015/FUL [Approve] 5. Fairfax Club 15 Main Street Menston Ilkley West Wharfedale Yorkshire LS29 6EY - 18/04430/FUL [Approve] 6. 4 Grange Road Riddlesden Keighley West Yorkshire Keighley East BD20 5AA - 19/00245/HOU [Refuse] Julian Jackson Portfolio: Assistant Director (Planning, Transportation and Regeneration, Planning & Highways) Transport Report Contact: Mohammed Yousuf Overview & Scrutiny Committee Phone: 01274 434605 Area: Regeneration and Environment Email: [email protected] Report to the Area Planning Panel (Keighley/Shipley) 18/02585/FUL Haworth Fire Station Station Road Haworth Keighley BD22 8NL Report to the Area Planning Panel (Keighley/Shipley) Date 27 MARCH 2019 Item: A Ward: WORTH VALLEY Recommendation: TO GRANT PLANNING PERMISSION Application Number: 18/02585/FUL Type of Application/Proposal and Address: Full planning application for demolition of existing building and construction of A1 food retail unit with parking and associated works and ATM machine at Haworth Fire Station, Station Road, Haworth. Applicant: Dalehead Developments Agent: ID Planning Ltd Site Description: The site is a flat roughly triangular parcel of land located at the corner of Station Road and Bridghehouse Lane; this junction is controlled by a mini roundabout. The site is occupied by the disused fire station, abuts the railway station yard and is between the two defined local centres in Haworth (Main Street and Mill Hey). It is noted that there is a similar convenience store built in around 1990, opposite the railway yard, within a short distance of the site. There is a mix of land uses in the vicinity with housing predominating directly opposite. Relevant Site History: None. The National Planning Policy Framework (NPPF): The National Planning Policy Framework is now a material planning consideration on any development proposal. The Framework highlights the fact that the purpose of the planning system is to contribute to the achievement of sustainable development and that there is a presumption in favour of sustainable development which can deliver:- i) Planning for prosperity (an economic role) - by ensuring that sufficient land of the right type and in the right places is available to allow growth and innovation; ii) Planning for people (a social role) - by promotion of strong, vibrant and healthy communities by providing an increase supply of housing to meet the needs of present and future generations and by creating a good quality built environment with accessible local services; iii) Planning for places (an environmental role) - by protecting and enhancing the natural, built and historic environment, adapting to climate change including moving to a low- carbon economy. As such the Framework suggests local planning authorities should approve development proposals that accord with statutory plans without delay. Report to the Area Planning Panel (Keighley/Shipley) Local Plan for Bradford: The Core Strategy Development Plan Document was adopted on 18 July 2017 though some of the policies contained within the preceding Replacement Unitary Development Plan (RUDP), saved for the purposes of formulating the Local Plan for Bradford, remain applicable until adoption of Allocations and Area Action Plan development plan documents. The site is unallocated in the RUDP. Core Strategy Policies DS1 – Achieving good design DS2 – Working with the landscape DS3 – Urban character DS4 – Streets and movement DS5 – Safe and inclusive places SC9 – Making great places TR2 – Parking policy EN3 – Historic environment Parish Council: Haworth, Cross Roads and Stanbury Parish Council. The Parish Council have advised that they agree in principal to the application, however they had some concerns regarding unsympathetic materials and signage, lack of service vehicle turning space and a proposed uncontrolled (rather than a ‘Pelican’) pedestrian crossing. Also, if officers are minded to grant the application a request is made that it be referred to the Area Planning Panel. Publicity and Number of Representations: The proposal was publicised with a site notice and neighbour letters with an expiry date of 2 August 2018. Summary of Representations Received: Letters have been received from 13 objectors, 34 supporters and one making general comments. A Worth Valley Ward Councillor, whilst not objecting in principle, has raised concerns about highway safety and the design of the building. In Objection: Another shop is not needed and if required, the Co-Op could open their premises in an existing building on Main Street. The retail impact assessment submitted is inadequate. The proposal will have a detrimental impact on the existing food retail premises in close proximity. The opening hours could attract anti-social behaviour and disturbance to surrounding residents. The proposal will have highway safety implications: increased traffic, deliveries, inadequate parking and pedestrians crossing near to the roundabout. The roundabout has not been accurately shown on the plans and is not used correctly exacerbate highway safety issues. The design is generic and not in keeping with the area; more natural stone should be used. Report to the Area Planning Panel (Keighley/Shipley) In Support: Another retail offering would be welcomed as residents currently have to travel to other towns for a good selection of food. It may also encourage better pricing from competitors however some would prefer a different and less expensive retailer. The design is attractive and would enhance the area; modern architecture would add some interest. The mini roundabout has slowed traffic down. Though concerns are raised about the adequacy of the pedestrian access, a store with adequate parking would alleviate pressure for on-street parking close to the existing food retailers. The proposal would put a disused site to a good use. Consultations: Highways Development Control - Amended plans alleviate the Highway Engineer’s previous concerns and if approval is recommended then conditions are suggested. Minerals and Waste - No objections. Conservation - The site is adjacent to but not within the Haworth Conservation Area and does not affect the setting of the grade II listed station building but may impact that of Bridgehouse Mills. The existing fire station building is of no merit and though the proposed structure would be of a similar size, scale and form to that presently on the site the cladding has an overtly industrial appearance. A bespoke solution is required which is harmonious to the context. Environmental Health (Nuisance) - No objections to the proposal in principle and potential noise, dust and light would be controlled through Environmental Health legislation. Environmental Health (Pollution) - Concurs with the geotechnical report and recommends that conditions are included on the decision notice to deal with any contamination. Rights of Way – No impact on any existing public rights of way or the aspirational cycleway along the Worth Valley. Drainage – No objections subject to a number of conditions to provide adequate drainage. Summary of Main Issues: Background and principle of development. Visual amenity and design Amenities of occupiers of adjacent land Highway issues Report to the Area Planning Panel (Keighley/Shipley) Appraisal: Background and Principle of Development The site is unallocated land, but previously developed land, and is located between the edges of the defined Local Centres of Haworth Main Street and Haworth Mill Hey. It is noted that there is a similar convenience store built in around 1990, opposite the railway yard, within a short distance of the site. The proposal is for a 405m2 gross, 263m2 net sales convenience store on the former fire station site. Policy EC5 of the adopted Core Strategy Development Plan Document seeks to ensure that new retail development is encouraged in sequentially preferable locations. The sequential test requires that applications for main town centre uses should be located in town centres, then in edge of centre locations and only if these sites are not available should sites that are 'out of centre' be considered. Therefore, as a matter of planning policy the two local centres should be the focus for appropriately-sized local supermarkets. Whilst this site is outside the local centres, it is a brownfield site in a sustainable location on the edge of the existing centres and within walking distance of them and nearby residential areas. The applicant has demonstrated that there are no suitable sites for a retail development of this scale within the two Haworth local centres. Whilst a Co-Op store was historically located there, the historic Main Street is now largely aimed at the tourist market and offers little or no convenience stores. Mill Hey offers a small number of general stores but convenience shopping in Haworth is limited to an existing small supermarket on Mill Hey. Both areas