Land at Thurstons Farm, Myerscough Smithy Road, Mellor Brook, . BB2 7LB

Proposed plant and vehicle workshop, jet-wash, yard and new vehicular access for a Plant Sales company. Planning Design and Access Statement JDTPL0202

Judith Douglas BSc (Hons), Dip TP, MRTPI August 2016 JDTPL 0026

90 Pimlico Road, , , BB7 2AH Telephone: 01200 425051 Mobile: 07729 302644 Email: [email protected] Website: www.jdouglastownplanning.co.uk Page 1 of 8

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in No. 09911421 Mellor Plant UK, Myerscough Smithy Road, Mellor Brook, Blackburn BB2 7LB September 2019

STATEMENT IN SUPPORT OF A PLANNING APPLICATION FOR PROPOSED VEHICLE WORKSHOP, YARD AND NEW VEHICLE ACCESS FOR A PLANT SALES COMPANY.

LAND AT THURSTONS FARM, MYERSCOUGH SMITHY ROAD, MELLOR BROOK, BLACKBURN BB2 7LB

1 INTRODUCTION

1.1 This planning statement has been prepared by Judith Douglas Town Planning Ltd in support of full planning application for the creation of a Plant Sales Depot on behalf of Mellor Plant UK Ltd. The development will include the construction of a new workshop building, vehicle wash area, yard area, vehicle access and perimeter fencing.

1.2 This statement provides a description of the site and the proposed development, its compliance with the development plan and an assessment of other material considerations. It should be read in conjunction with the accompanying information: Proposed Building 429/02 Existing Site Plan 429/03 Proposed Site Plan 429/04 Location plan 429/05 Environmental Noise Assessment

2.0 THE APPLICATION SITE AND SURROUNDING AREA

2.1 The application site forms part of the land associated with Thurstons Farm. It is bounded to the north by the A59 and roundabout and to the south by Myerscough Smithy Road. Immediately to the west of the site is the Monks Contractors Ltd.’s depot which comprises a large storage yard and vehicle repair workshop and offices. The yard is surrounded by security fencing. Myerscough Smithy Road is an adopted highway with a continuous footpath on the northern side and street lighting. The road is a cul-de-sac, but the footway continues onto the A59 giving access to bus stops on the A59. The bus stop (Mellor Brook BAE by and opposite north entrance) is a stop for services 59 Preston Blackburn via , Mellor Brook, Billington which has two morning and an evening service and service 280 Preston to Skipton via Mellor Brook, Whalley, , and Earby which is an hourly service.

2.2 To the east of the site is vacant land which fronts the road leading south from the roundabout and has recently been granted planning permission for a retail unit use class A1/A3/A5 retail/restaurant/hot food takeaway reference 3/2019/0398. To the south east of the site is Page 2 of 8

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Mellor Plant UK, Myerscough Smithy Road, Mellor Brook, Blackburn BB2 7LB September 2019

Thurstons Farm a residential dwelling, agricultural buildings with a workshop used for plant and maintenance storage. The workshop is currently occupied by the applicant. The nearest housing is to the east of the site on Fieldens Farm Lane

2.3 The whole site is within an area designated as open countryside in the adopted site on the adopted Districtwide Local Plan 1998. However, on the draft Local Plan proposals map 2016 the site is allocated as an existing employment site on inset map 9 and sheet 3. See figure 1. The site is within flood zone 1 (least likely to flood). The site is not within a minerals safeguarding area.

Figure 1. Inset 9 and extract from sheet 3 of the Draft Local Plan Proposals Map 2016.

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Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Mellor Plant UK, Myerscough Smithy Road, Mellor Brook, Blackburn BB2 7LB September 2019

3.0 SITE HISTORY

3.1 The recent planning history at Thurston Farm is:

App No. Development Decision 3/2019/0398 Erection of one retail unit (use class A1/A3/A5 - Approved with retail/restaurant/hot food takeaway) with associated conditions car parking area. Resubmission of planning Date : 02/08/2019 application 3/2018/0451. 3/2018/1047 Application for the discharge of condition 2 (noise Approved with assessment) from planning permission 3/2018/0348. conditions date : 22/02/2019 3/2018/0348 Variation of condition 2 from planning permission Approved with 3/2008/0603 to allow plant maintenance and storage conditions (machinery and parts) by a third party. date : 03/08/2018 3/2017/1113 Application for a new detached bungalow. Refused date : 23/01/2018

3/2014/0546 Erection of single retail unit including parking and Approved with improvement to existing access. (on land east of conditions Thurstons Farm for Leehand Properties) date : 16/10/2014

3/2014/0136 Erection of single retail unit including parking and Withdrawn improvement to existing access.

3/2012/0269 Erection of office development on open storage site, Approved with including parking and servicing area and conditions improvement of existing access (on land east of date : 20/07/2012 Thurstons Farm for Leehand Properties)

3/2008/0603 Proposed replacement of agricultural building for Approved with storage and repair of vehicles and farming machinery conditions (2 tractors, forklift, mower and 2 trailers). Re- date : 08/10/2008 submission. 3/2008/0312 Proposed replacement of agricultural building for Refused storage and repair of vehicles and farming machinery date : 03/06/2008 (2 tractors, forklift, mower and 2 trailers). Retrospective application.

3/2003/0061 Workshop for the repair and servicing of motor Approved with vehicles (on land at Thurstons Farm ) conditions date : 20/03/2003 3/1999/0789 Conversion of existing redundant barn into dwelling Approved with conditions date : 17/12/1999 3/1998/0191 Conversion and extension to existing redundant farm Approved with building to commercial boarding of cats conditions date : 25/08/1998

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Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Mellor Plant UK, Myerscough Smithy Road, Mellor Brook, Blackburn BB2 7LB September 2019

4.0 THE PROPOSED DEVELOPMENT 4.1 The proposal seeks permission to create a new depot for Mellor Plant UK Ltd who offer plant sales, repairs and hire. The majority of their sales business is carried out over the internet. Repairs and maintenance of machinery is to be carried out at the proposed site. The proposed building has a footprint of 13.715m by 13.715m and will be 5.4m to the eaves and 7.25m to the ridge. It is proposed to be constructed with an artificial stone wall with dark brown cladding above and dark brown cladding to the roof. The vehicle workshop will be accessed by a 4.575 wide, 5m high roller shutter door. It will provide a vehicle workshop/garage, office, reception and amenity/break room. The yard area will contain a vehicle wash area and parking for 5 cars. The site area is 2060m2

5 DEVELOPMENT PLAN POLICY

5.1 The Development Plan for the purposes of this application comprises the Ribble Valley Core Strategy (adopted 2014) and the National Planning Policy Framework (NPPF) (2018).

Core Strategy (2014)

5.2 The following policies are of relevance to the proposal:

Key Statement DS1: Development Strategy promotes employment opportunity through development

Key Statement DS2: Sustainable Development, when considering development proposals, the Council will take a positive approach which reflects the presumption in favour of sustainable development. Wherever possible, it will aim to secure development that improves the economic, social and environmental conditions in the area.

Key Statement EC1: Business and employment development-employment development will be directed towards the main settlements of Clitheroe and Whalley as preferred locations to accommodate employment growth together with land at the Barrow Enterprise Site, the Lancashire Enterprise Zone at Samlesbury and locations well related to the A59 corridor.

Key Statement DMI2 – transport considerations. New development should be located to minimise the need to travel. Page 5 of 8

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Mellor Plant UK, Myerscough Smithy Road, Mellor Brook, Blackburn BB2 7LB September 2019

Policy DMG1: General Considerations – sets out various criteria to be considered in assessing planning applications, including a high standard of building design, proposed development being sympathetic to existing land uses, highway safety and not adversely affecting the amenities of the area.

Policy DMG2: Strategic considerations-development should be in accordance with the Core Strategy development strategy and should support the spatial vision.

Policy DMG3: Transport and mobility-the availability of public transport, the relationship of the site to the primary road network, the provision for access by pedestrian and cyclists.

Policy DMB1: Supporting business growth and the local economy- proposals that are intended to support business growth and the local economy will be supported in principle.

6 EVALUATION The principle of the development 6.1 The site is within and area allocated as an established employment area in the draft Local Plan Proposals Map 2016. Key Statement EC1 directs employment development towards the principle settlements, other specified areas and locations well related to the A59. The site is in a sustainable location as required by Key Statement DS2 and Policy DMG2. The development of the site for a plant sales depot is compliant with this Key Statement and accords with the intention to allocate the site as part of an established employment area in the draft Local Plan Proposals Map. The proposal is similar to other established businesses in the area. Policy DMB1 of the Core Strategy specifically states “Proposals that are intended to support business growth and the local economy will be supported in principle” and allows for the expansion of established firms on land outside settlements provided that the development is essential to maintain the existing source of employment and can be assimilated within the local landscape.

6.2 Mellor Plant UK sells plant and machinery locally, regionally, nationally and internationally. The majority of sales occur over the internet. The workshop will be used to service and repair machinery the majority of which is for sale. If planning permission is granted it will enable the current business to expand and take on more employees. The business currently occupies the unit at Thurstons Farm but requires a larger unit in order to expand. The NPPF states at paragraph 80 “Planning policies and decisions should help create the conditions in which businesses can invest, expand and adapt. Significant weight should be placed on the need to

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Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Mellor Plant UK, Myerscough Smithy Road, Mellor Brook, Blackburn BB2 7LB September 2019

support economic growth and productivity, taking into account both local business needs and wider opportunities for development.”

Visual Impact 6.3 The site is within an established business area which includes business and buildings similar to the development proposed. The site is well screened from the A59 by the mature trees and hedging along the deep highway verge. The materials proposed for the construction of the proposed unit are similar to the materials used in other units nearby on Myerscough Smithy Road. The site is current bounded by a post and rail fence. It is proposed to surround the site with security fence similar to the type used on the adjacent Monks Contractors Ltd.’s site. The fence will be screened from the A59 by the existing trees and shrubs on the highway verge and by the roadside hedge on Myerscough Smithy Road. The fencing will have minimal visual impact. The proposal accords with policy DMG1.

Noise 6.4 An Environmental Noise Assessment is submitted with the application. This includes details of background noise measurements taken at the site and predictions of the likely noise impact on the nearby dwellings. The report concludes that the predictions indicate that the typical noise impact of storage, servicing and repair operations within the proposed building together with jet-washing would not require noise mitigation. The proposal accords with policy DMG1

Highways, Transport and mobility 6.5 The proposed access off Myerscough Smithy Road is wide enough for two vehicles to pass and the entrance gate are position back from the highway to allow vehicle park off the highway whilst the gates are opened and closed and the beginning and end of the day. The site has excellent links to the highways network being close to the A59, a major arterial route through the area which connects to the M6 and the national motorway network.

6.6 The unit has a floor area of 188m2. Six parking spaces including one disabled parking space are proposed which gives a parking ratio of 1:30m2 which is adequate for this type of use.

6.7 The site is in walking distance of bus stops on the A59 which carry frequent services. The site is also within cycling distance of nearby several settlements which provides employees of the business the potential to travel to work by public transport or by cycle. The proposal complies with the requirements of Key Statement DMI2-transport considerations, and policy DMG3: Transport and mobility.

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Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Mellor Plant UK, Myerscough Smithy Road, Mellor Brook, Blackburn BB2 7LB September 2019

Drainage 6.8 The wash bay area indicated on drawing Proposed Site Plan 429/04 and concrete yard area will drain into oil and silt separator (Marsh Industries Marator 10). This will be piped up in such a way that all discharge from the washing facility and any run-off water from the yard has to pass through the system. This will separate into its various chambers, any oil-based material and silt particles will be filtered out which can then be disposed of in an appropriate manner. The discharge outlet of this system will only release clean water which can then be connected into the existing surface water system adjacent to the site.

6.9 A domestic scale sewage treatment is proposed to dispose of foul sewage. The proposed unit is a Marsh Industries Ensign Standard 10. All foul effluent would be piped into this treatment plant and the residual liquid would then be suitable to connect into the existing surface water system.

7 CONCLUSION

7.1 The proposed development of the site with a plant sales and vehicle repair workshop, jet- wash and yard will allow this established Plant Sales business to continue to trade in the area and expand improving the viability of the business and providing the opportunity to increase employment. The Core Strategy key statement EC1 Business and Employment supports economic development which is well related to the A59 corridor. The development of the site for employment generating purposes would make an important contribution to the provision of local employment opportunities for the area and would support the aims and objectives of the Council in particular policy DMB1 Supporting business growth and the local economy. The proposal complies with the policies of the Core Strategy and the NPPF.

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Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421