Conversion and alteration of public house to form four dwellings including associated gardens and landscaping Deerplay, Road, , OL13 8RD

Planning Statement

H P D A

May 2015 Prepared by Hartley Planning and Development Associates Ltd Site and Proposal

The site is within countryside but in close proximity to the settlements of Weir and within 3km and 4km respectively of Bacup and Burnley.

The application site includes a large expanse of car park finished in tarmacadam and a disused public house called Deerplay. The public house was last used in 2012 and closed as it was no longer a viable business. The public house was marked by Trevor Dawson for some time with little interest shown. The current owners, who were the only bidders, decided to buy the property in late 2012.

Since 2012 the building has been vandalised and with a lot of metal being stripped from the building. Following a recent fire it was necessary to remove part of the outrigger at the rear; this was deemed to be dangerous. The submitted plans make reference to this.

The proposal is to convert the building into four dwellings (NB. there already exists one dwelling at first floor and Council tax bills have been submitted as proof) each of which would have a small pitched roof porch at the front (needed given the exposed location) and modest single storey extensions to the rear. Each would have its own rear garden; modest in size so as to not impinge on the open and rural character of the locality. The garden areas would replace existing hard standing areas.

A ground source heat pump is proposed and this is likely to be positioned adjacent to the septic tank.

Only part of the car park would be used for this residential proposal. The existing access onto Burnley Road would be retained. A new natural stone wall would be erected alongside Burnley Road (900mm) to improve the appearance of the area. Eight car parking spaces would be formed in front of the dwellings. The balance of the car park would not be used as part of this proposal. It would be separated from the residential use of the site by means of a timber post and rail fence.

Car parking spaces would be finished using natural stone cobbles and the internal access road leading from Burnley Road would remain as tarmacadam. Trees and shrubs would be planted along the road frontage and within the car parking area so as to soften the appearance of this part of the site. The rear garden areas would be open; timber post and rail fencing (1.8 m high) would be used to sub-divide each plot. The existing natural stone wall fronting Burnley Road would be made good.

The porches and rear extensions would be finished in natural stone and natural slate roofs. The rendered walls to the existing building would remain as they are now although would be given a fresh coat of paint (cream colour). All new window frames and doors would be finished in timber and stained light oak. Each property would be alarmed, would have window/door locks and wired in smoke detectors.

Rear of Deerplay May 2015

Side and front and Deerplay May 2015

Assessment of Proposal Against Planning Policy

Burnley Local Plan Second Review – 2006 – Relevant Saved Policies

GP2 - DEVELOPMENT IN RURAL AREAS. Development in the Rural Areas, shown on the Proposals Map, will be limited to the following: (a) agriculture, forestry and outdoor recreation uses not requiring large buildings; (b) re-use of existing buildings providing that the building is capable of re-use without complete or major reconstruction and such re- use does not have an adverse effect on the rural economy, or a materially greater impact on the rural environment than the existing development; (c) the use of infill sites (small gaps in an otherwise built-up frontage), within named rural settlements; (d) or proposals which contribute to the solution of a particular local housing, social, community or employment problem within named rural settlements; and (e) other uses appropriate to a rural area, including those which help diversify the rural economy, while being in keeping with the rural environment, see Policies Economy and Work Policy EW11 and Environment Policy E30.

The named rural settlements to which criteria c) and d) apply are set out in the justification to this policy. All new development will have to be in scale and keeping with the surrounding landscape, to have no negative impact on biological or ecological features of value, and to be consistent with other policies and proposals of the Burnley Local Plan.

Criterion b is relevant to this application. The building is not used. It has been empty for almost three years. It is in a poor state of repair. The public house closed in 2012 as it was no longer commercially viable. Trevor Dawson advertised the property for sale in 2012 and no interest was shown in terms of re-using the property for any commercial purpose. Since 2012 the property has been prone to vandalism and fire and there is an urgent need to bring it back into use.

The owners are keen to secure planning permission for residential use. They are looking to convert the pub to four quality / higher end properties. The marketing efforts have not secured any commercial use of the property. The building will not be used as a pub again; in fact there is a clause in the sale of the property that states that it cannot be used for such a purpose again. Re-use of the property for residential purposes is now the only feasible and viable option. The proposal would actually make a positive contribution to the rural environment in so far that it would improve the appearance of the building, the alterations and additions would be minimal and proportionate and there would not be a need for any major re-construction works. The improvements to boundaries (eg, use of natural stone walls) and removal of hard standing areas would actually have a positive impact on the rural character of this area.

For the above reasons it is considered that the proposal would accord with Policy GP2 of the Local Plan.

GP3 – DESIGN AND QUALITY Burnley has a distinctive character. Development will be permitted which would make a positive contribution to that distinctive character and be of good design and quality. In seeking to protect and enhance the ’s unique identity the Council when assessing the design and quality of all development proposals will take account of the following: a) contribution to local identity, civic pride and sense of place; b) suitability of the overall design and appearance of the proposed development (including size, scale, density, layout, access, lighting, street furniture, and signage) when assessed in relationship with surrounding buildings, spaces, vegetation, water areas and other features of the street scene; c) use, and where appropriate re-use, of local and traditional materials or suitable artificial alternatives; d) use of space and landscape design; e) movement to, within, around, and through the development; f) originality, innovation and initiative; g) inclusion of energy efficiency and conservation measures; h) use of Sustainable Drainage Systems; and i) adaptability of the building for future expansion and provision of new facilities

This proposal would accord with the above policy objectives. Traditional materials are proposed for the existing building as well as the extensions and boundary treatment.

Sensitive landscaping is proposed to soften the development proposal. Car parking areas are tight against the building so as to limit the impact on the open and rural character of the area. The proposal would include a number of energy efficient technologies including a ground source heat pump. The houses would be built to current Building Regulations standards (Part L) and only grade A energy efficient appliances would be sourced.

For the above reasons it is considered that the proposal would accord with Policy GP7

GP8 – ENERGY CONSERVATION AND EFFICIENCY All new buildings, conversions and change of use of buildings should reduce energy consumption and include energy efficiency measures. The Council will permit development when: a) it includes use of appropriate openings, materials and recycling measures; b) the siting and orientation of buildings maximises the potential for solar heating and sunlight; c) it minimises overshadowing from trees and neighbouring buildings; d) it makes appropriate use of landscaping; and e) where appropriate, it includes the use of Combined Heat and Power.

The proposal would include a ground source heat pump and all houses would be built to Part L Building Regulations standards. Only grade A energy efficient appliances would be sourced. This is a scheme of conversion and so it is not possible to influence the orientation of the building. However, there would be potential for solar heating if necessary and subject to occupier preference. It is considered that the proposal would accord with policy GP8.

H2 – THE SEQUENTIAL RELEASE OF FURTHER HOUSING LAND FOR DEVELOPMENT The Council will ensure that brownfield land is redeveloped for housing before greenfield development takes place. Within the Urban Boundary the Council will permit development for housing on brownfield sites not allocated in Policy H1 when the following criteria can be met: (a) the development would convert or reuse a building or bring back into use previously developed land; (b) that release of the site or building for housing would not lead to an unacceptable oversupply of housing when assessed against Policy H1 of the Burnley Local Plan; (c) the proposal is within easy reach of local facilities and services and is well served, or potentially well served by public transport; and (d) the proposal satisfies the criteria set out in General Policy GP1: “Development within the Urban Boundary” and General Policy GP3: “Design and Quality” of the Burnley Local Plan.

Greenfield sites will only be released when completions, brownfield allocations (including any sites allocated in subsequent reviews of Policy H1 of the Burnley Local Plan) and brownfield windfalls cannot meet five year’s housing provision as identified in the Structure Plan. In addition, greenfield sites will only be released when they can meet criteria c) to d) above. The Council will implement this policy at a sub-regional level, with other district and unitary authorities in East Lancashire to ensure that the release of greenfield land does not undermine urban renaissance within the sub-region.

The site was last used as a public house. The site is by definition brownfield/previously developed. To this extent the proposal accords with Policy H2. The site is outside of a defined settlement. However, Policy GP2 (d) does allow conversions in rural areas and the assessment above has demonstrated how and why the proposal would accord with such a policy. In addition the site is not remote from other settlements. It is within walking/cycling distance of the centre of Weir Village, Rossendale (0.7 of a mile) where there local shops and local play areas. The site is 1 mile from Northern Primary School.

While PPS’s have now been replaced they did give definitions of what could be considered to be sustainable sites. Paragraph 75 of PPG13 stated that walking is the most important mode of travel at the local level and offers the greatest potential to replace short car trips, particularly under 2 kilometres. Paragraph 78 of PPG13 stated, 'Cycling also has the potential to substitute for short car trips, particularly those under 5 km. The site is 3km from Bacup Town Centre and 4km from the outskirts of Burnley.

Application site and its close relationship with Weir, Rossendale

In addition to the above there is a regular bus service running from Bacup to Burnley and stopping in Weir. According to Lancashire Country Council Mario Maps the service is as follows:

Bus No. 8 – , Bacup, Burnley – there are marked stops some 0.6 miles away in Weir at Wesley Terrace and close to the entrance to The Moorlands.

Monday to Friday (RAWTENSTALL -) BACUP – BURNLEY Bus Stop Journey Times Operator BPT BPT BPT BPT BPT BPT BPT Notes *0 *0 *0 *0 *0 *0 *0 Bus Station - Burnley Stand 6 ------Bank Street Stand K 0729 ------Bus Station - Rawtenstall Stand J 0732 ------Royal Hotel 0737 ------Post Office Stand F 0749 0930 1030 1130 1230 1330 1430 Heald Lane 0756 0936 1036 1136 1236 1336 1436 Parliament Street 0808 0948 1048 1148 1248 1348 1448 Bus Station - Burnley Stand 6 0820 0957 1057 1157 1257 1357 1457 Monday to Friday BURNLEY - BACUP (- RAWTENSTALL) Bus Stop Journey Times Operator BPT BPT BPT BPT BPT BPT BPT BPT BPT Notes *0 *0 *0 *0 *0 *0 *0 *0 *0 Bus Station - Burnley Stand 6 0900 1000 1100 1200 1300 1400 1500 1620 1735 Parliament Street 0910 1010 1110 1210 1310 1410 1510 1630 1745 Heald Lane 0921 1021 1121 1221 1321 1421 1521 1641 1756 Post Office Stand E 0928 1028 1128 1228 1328 1428 1528 1648 1803 Late Shop ------1537 1658 1813 Bank Street Stand L ------1543 1704 1819 Bus Station - Burnley Stand 6 ------Saturdays (RAWTENSTALL -) BACUP – BURNLEY Bus Stop Journey Times Operator BPT BPT BPT BPT BPT BPT BPT BPT BPT BPT Post Office Stand F 0820 0930 1030 1130 1230 1330 1430 1530 1655 1755 Heald Lane 0827 0936 1036 1136 1236 1336 1436 1536 1701 1801 Parliament Street 0838 0948 1048 1148 1248 1348 1448 1548 1713 1813 Bus Station - Burnley Stand 6 0846 0957 1057 1157 1257 1357 1457 1557 1721 1821 Saturdays BURNLEY - BACUP (- RAWTENSTALL) Bus Stop Journey Times Operator BPT BPT BPT BPT BPT BPT BPT BPT BPT BPT Bus Station - Burnley Stand 6 0750 0900 1000 1100 1200 1300 1400 1500 1625 1725 Parliament Street 0800 0910 1010 1110 1210 1310 1410 1510 1635 1735 Heald Lane 0811 0921 1021 1121 1221 1321 1421 1521 1646 1746 Post Office Stand E 0818 0928 1028 1128 1228 1328 1428 1528 1653 1753

Hence there is easy and convenient opportunities to reach large settlements (ie Bacup, Rawtenstall and Burnley) by public transport/cycling and where there is access to large supermarkets and employment opportunities. To this extent the site could not reasonably be said to be isolated.

It is considered that re-development of this brownfield site would give this neglected building a certain future thereby contributing positively to the character and appearance of the countryside. Furthermore, whilst the site is in countryside it is actually not isolated and in fact is close to a number of amenities and facilities accessible by foot / bicycle. Large settlements can be accessed using a good bus service.

POLICY TM15 - CAR PARKING STANDARDS Development should make provision for the on-site parking of vehicles, including motorcycles and bicycles up to a maximum level set out in standards in Appendix C and any subsequent revisions. Provision for cars in excess of these standards will not be permitted. The parking levels for cycle, motor cycle and disabled parking are minimum standards.

In respect of this proposal there is a requirement for two car parking spaces per dwelling. The proposal provides for that. Hence the proposal accords with Policy TM15.

National Planning Policy Framework

Paragraph 49. Housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.

It is understood that the Council has not routinely delivered its annual housing target in respect of housing completions. This “windfall” proposal would assist in meeting housing land supply requirements.

Paragraph 55. To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby. Local planning authorities should avoid new isolated homes in the countryside unless there are special circumstances such as: ● the essential need for a rural worker to live permanently at or near their place of work in the countryside; or ● where such development would represent the optimal viable use of a heritage asset or would be appropriate enabling development to secure the future of heritage assets; or ● where the development would re-use redundant or disused buildings and lead to an enhancement to the immediate setting; or ● the exceptional quality or innovative nature of the design of the dwelling. Such a design should: –– be truly outstanding or innovative, helping to raise standards of design more generally in rural areas; –– reflect the highest standards in architecture; –– significantly enhance its immediate setting; and –– be sensitive to the defining characteristics of the local area.

For the reasons outlined in this statement the site is not remote or isolated. It is close to the settlement of Weir and there is a good bus service running from Burnley to Rawtenstall via the application site. Notwithstanding this the proposal would in any event satisfy the requirements of paragraph 55 above in that the proposal would make effective use of a redundant and disused building and in addition would lead to an enhancement of the setting in terms of the removal of large areas of hardstanding and tarmacadam, the introduction of attractive and in-keeping natural stone walls to screen off car parking areas/ internal access arrangements and the improvement and enhancement of the existing building.

Unlike the former pub where there was once large numbers of vehicles parked within the open countryside this proposal would have just a few vehicles parked tight up against the building. Hence the proposal would make a positive contribution to the rural setting in accordance with NPPF objectives.

Design and Countryside Impact

The applicant is aware that the site is in countryside. The scheme therefore respects the rural and open character of the countryside for the following reasons:  Modest extensions/ additions are proposed to the building such that on any reasonable and objective basis they are in proportion, scale and subordinate to the original building – indeed the additions/extensions is only 26.9% of the volume of the original building.  The extensions, additions and proposed repair works make use of natural materials – stone, slate and wood – appropriate in a rural setting.  The existing and large car park would make way for a much smaller car parking area (eight spaces) positioned tightly up against the building. The majority of the existing car park would be removed and replaced with an open and grassed area – this is a positive material planning consideration.  A 900mm natural stone wall coupled with some tree and shrub planting would be provided along Burnley Road ensuring that the site has an enhanced appearance and concealing the access road behind it.  Proportionate and modest garden areas are proposed with in-keeping boundary treatment – these garden areas would replace areas of existing hard standing that detract from the rural character of the locality.  The proposal seeks to make use of existing window / door openings where possible and the front roof slope would remain unbroken and only two modest timber pitched roof dormers / two timber roof lights would be constructed on the rear roof slope.  Natural stone cobbles would be used for the car parking areas – to ensure a quality feel this conversion scheme and again to reflect the fact that this site is within a countryside setting.  The proposal includes two two bedroom houses, one three bedroom house and one four bedroom house thereby offering a mix of house types - and therefore a choice for prospective buyers.  The applicant proposes to put in a ground source heat pump (likely adjacent to the existing septic tank) and this will ensure that the properties are powered by a sustainable and renewable energy source – this is a positive material consideration from a sustainability point of view.

Summary

In summary this proposal accords with both local and national planning policies. The site has now been disused for some time and urgently needs to be brought back into use. Approval of planning permission would give this site a certain future again and would without doubt make a positive contribution to the character and appearance of the countryside. In addition those that would live at the site would have immediate opportunities to walk to local amenities in Weir and also to conveniently visit larger settlements (namely Bacup and Rawtenstall) by bicycle or public transport. A sensitive and well designed conversion scheme is proposed making use of a renewable energy source. It is considered that this is a sustainable development proposal and hence the Council is respectfully asked to approve planning permission.

Appendix – Additional Photographs

Remains of part of rear outrigger – part of it recently demolished following a fire and in the interests of safety

Areas of hard standing to rear of building to be removed and replaced with lawn for rear gardens