DEVELOPMENT CONTROL COMMITTEE BURNLEY TOWN HALL
Thursday 4th June 2015 at 6.30 p.m.
Members of the public may ask a question, make a statement, or present a petition relating to any matter within the remit of the Committee.
Notice in writing of the subject matter must be given to the Head of the Chief Executive’s Office by 5.00pm three days before the meeting. Forms can be obtained for this purpose from the reception desk at Burnley Town Hall, Manchester Road or the Contact Centre, Parker Lane, Burnley or from the web at www.burnley.co.uk/meetings. Under current legislation members of the public can film or record this meeting provided they don’t disrupt the meeting.
A G E N D A
1. Apologies
To receive any apologies for absence.
2. Minutes
To approve as a correct record the Minutes of the last meeting held on 30th April 2015 available at www.burnley.gov.uk.
3. Additional Items of Business
To determine whether there are any additional items of business which, by reason of special circumstances, the Chair decides should be considered at the meeting as a matter of urgency.
4. Declaration of Interest
To receive any declarations of interest from Members relating to any item on the agenda in accordance with the provision of the Code of Conduct and/or indicate if S106 of the Local Government Finance Act 1992 applies to them. 5. Exclusion of the Public
To determine during which items, if any, the public are to be excluded from the meeting.
PUBLIC ITEMS
6. List of Deposited Plans and Applications
To consider reports on planning applications for development permission: i. 77-81 Bank Parade Burnley ii. 23 Wallhurst Close Worsthorne iii. 143 Manchester Road Burnley iv. Unit 4-5 Grove Mill Grove Lane Padiham v. 10 Prairie Crescent Burnley vi. Springhill Cottage Manchester Road Burnley vii. Sweet Well House Farm Todmorden Road Briercliffe (enclosed)
7. Decisions taken under the Scheme of Delegation
To receive, for information, a list of delegated decisions from 20th April to 25th May 2015 (enclosed)
MEMBERSHIP OF COMMITTEE
Charlie Briggs Marcus Johnstone Frank Cant (Chair) Arif Khan (Vice Chair) Saeed Chaudhary Sobia Malik Trish Ellis Neil Mottershead Roger Frost Tom Porter Sue Graham Paul Reynolds John Harbour Betsy Stringer David Heginbotham Cosima Towneley
PUBLISHED: Wednesday 26th May 2015
Please note that phones and other equipment may be used to film, record, tweet or blog from this meeting. The use of those images or recordings is not under the Council’s control. No part of the meeting room is exempt from public filming.
DEVELOPMENT CONTROL COMMITTEE
4th June 2015
INDEX
App No Description Location Recommendation Page No APP/2015/0088 Proposed change of 77-81 Bank Recommended for 1 use from offices and Parade, Approval extension to form Burnley 23no. studio apartments and installation of Solar Voltaic Panels to front roof elevation
APP/2015/0090 Proposed single storey 23 Wallhurst Recommended for 13 rear extension and Close, Approval alterations to dwelling Worsthorne, including balcony Burnley
APP/2015/0098 Change of use to 143 Recommended for 17 house in multiple Manchester Approval occupation Road, Burnley
APP/2015/0115 Proposed change of Unit 4 to 5 Recommended for 21 use of land to form an Grove Mill, Approval extension to existing Grove Lane, private hire booking Padiham office for and additional operation and parking of 15 vehicles (total of 30 vehicles)
APP/2015/0136 Proposed two storey 10 Prairie Recommended for 27 extensions to side and Crescent, Approval rear elevations Burnley
APP/2015/0143 Proposed change of Springhill Recommended for 33 use from a single Cottage, Approval dwelling to residential Manchester home (Use Class C2) Road, Burnley
APP/2015/0167 Construction of kennel Sweet Well Recommended for 39 facilities and change of House Farm, Approval use of part of an Todmorden agricultural building for Road, rescue dog facilities Briercliffe, Burnley
Application Recommended for Approval APP/2015/0088 Daneshouse with Stoneyholme Ward
Full Planning Application Proposed change of use from offices and extension to form 23no. studio apartments and installation of Solar Voltaic Panels to front roof elevation 77 81 BANK PARADE BURNLEY
Background:
The property is situated on Bank Parade on the outskirts of Burnley town centre. The building is surrounded by a mixture of commercial uses and residential, however this is a predominantly commercial area. The property is brick built with glazed curtain walling to the ground floor fronting Bank Parade. At present, internally the ground floor is predominantly open plan with two glazed cellular offices, toilet facilities and a kitchen. The first floor is divided into a series of self-contained offices with stud partition walls, toilet facilities and a kitchen area. The premises have been empty since January 2012 and were for sale as offices for over three years. Pre-applications discussions have taken place in respect of the principle of the scheme and early design proposals.
Relevant Policies:
Burnley Local Plan Second Review
BTC7 - Kingsway/Bank Parade E7 - Water bodies and water courses E8 - Development and flood risk E10 - Alterations, extensions, change of use and development affecting listed buildings E12 - Development in or adjacent to Conservation Areas GP1 - Development within the Urban Boundary GP3 - Design and Quality GP5 - Access for All GP7 - New Development and the Control of Pollution GP8 - Energy Conservation and Efficiency H15 - Conversion and re-use for flats and bedsits TM15 - Car parking standards
National Planning Policy Framework Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) English Heritage publication 'Conservation Principles: Policies and Guidance for the Sustainable Management of the Historic Environment (2008)' Control of Pollution Act 1974. Environmental Protection Act 1990. Community Infrastructure Levy Regulations 2010.
Article 35 Statement
The application as submitted was not considered to be in accordance with the local plan policies and the National Planning Policy Framework, however following discussions and negotiation with the applicant the revised amended plans are now considered acceptable.
Site History:
None relevant.
Consultation Responses:
LCC Highways Developer Support - The proposal is located within the town centre close to retail and public transport facilities. I would therefore accept the absence of any off street parking facilities and raise no objection to the proposal on highway grounds subject to conditions.
[A condition relating to the extension of the waiting restrictions being extended and funded by the applicant was suggested however this type of planning obligation is not considered acceptable as it is not necessary to make the development acceptable in planning terms (as set out as one of the statutory tests in the Community Infrastructure Levy Regulations 2010)] .
Burnley BC Environmental Health – No objections subject to conditions relating to noise insulation and soundproofing methods being incorporated within the development, and the retention of the bin storage area.
[The requirements of Building Regulations will ensure that converted building is sufficiently insulated so a condition is not required.].
Neighbouring Residents/Businesses – We have received two objections to the scheme, one on behalf of the residents of Stackhouses and one from the owner of a nearby business. The objections raised are as follows,
a) Over development of the area, [Scheme is not considered contrary to Local or National Plan Policies]
b) Unjustified number of flats within the area, [Scheme is not considered contrary to Local or National Plan Policies]
c) Impact upon the adjoining Listed Building, [Following amendments to the scheme to remove any extensions to the building subject to this application that will directly impact upon the adjoining Listed Building. The scheme is not considered contrary to Local or National Plan Policies]
d) Impacts upon existing surface water drainage issues, [Following amendments to the scheme to remove any extensions to the building subject to this application, the proposal will no longer directly impact upon the existing rainwater pipes that service Stackhouses. The applicant has also supplied details of how they intend to deal with their surface water run-off]
e) Concern regarding noise from the new properties, [The sound insulation of the property will be adequately covered by the requirements of the Building Regulations]
f) Impacts on parking in the area, {No objections from the Highways Officer.]
g) Loss of views, [Not a material planning consideration]
h) Loss of light, [The development site sits to the East/South East of the premises in question (who raised the objection). On this basis, whilst some sunlight may be lost to the front elevation of the property in the morning, due to the distance between the two properties (16m +) and the orientation of the two premises, any loss of light would not be so significant that it would warrant or justify a reason for refusal.]
i) Visual impact of the development as a whole. [The extensions and alterations to the building are set back from the front elevation of the building, and the proposed new roof is of a shape and height that will blend in with the existing buildings within the street scene.]
Planning and Environmental Considerations:
The main considerations with regards to this proposed development are the principle of the development proposed, the design of the proposed extensions and alterations, the impact upon the setting of the Conservation Area and adjacent Listed Buildings, the wider visual impact of the proposal and whether or not the proposal will have an impact upon the amenity of nearby residents. The Highways Officer has raised no objections to the scheme in terms of lack of parking.
PRINCIPLE OF DEVELOPMENT
The policy basis against which this scheme should be appraised is set out in the context of national and local development plan policies. At a national level the National Planning Policy Framework (NPPF) states that there is a presumption in favour of sustainable development. For decision-taking this means ‘approving development proposals that accord with the development plan without delay.’ The NPPF advocates a presumption in favour of sustainable development unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits and those relevant policies for the supply of housing should not be considered up to date if the Local Planning Authority (LPA) cannot demonstrate a five year supply of deliverable guidance (Paragraph 49 of the NPPF).
Having considered the document ‘Housing Land in Burnley 2014’, published in June 2014, at present the LPA can demonstrate a 5 year supply of housing. The application should therefore be considered in the context of the presumption in favour of sustainable development with the Policies of the Burnley Local Plan having overriding consideration. There are no provisions within the NPPF to advocate resisting development ‘in principle’ once a five year supply of deliverable sites is achieved.
Local Plan Policy H15 considers the Conversion and Re-Use of buildings for flats or bedsits. Local Plan Policy BTC7 then provides specific advice in regards to the development within the Kingsway/Bank Parade area of the Town Centre, noting that ‘The Council will permit development for office and business (B1) uses, other uses will be permitted when they complement, and do not have a detrimental effect on, the area’s existing employment uses.’
I will assess the proposal in more detail throughout this report, however for the purposes of accepting the principle of the development, the revised proposal for this site is now considered to reflect the requirements of the above Policies, and the principle of the development is accepted.
DESIGN
With regards to the design of the proposed extensions and alterations, this location within the town centre is surrounded by buildings constructed of a variety of materials e.g. stone, brick, render etc., and with a variety of fenestration details. The design of the proposed development, including fenestration and materials, have been discussed in detail and the proposal is considered to reflect the existing and surrounding premises, and make a positive contribution to that distinctive character of the locality. The development will be visible from both Bank Parade (despite being set back from the front elevation) and from the church yard to the rear across the River Brun, and as the scheme shows the development will be of high quality design and will enhance the area.
Proposed Street scene
View from St Peter’s Churchyard
Proposed Rear Elevation
The proposal also includes the use of Solar Voltaic Panels on the front elevation of the roof in order to improve the energy efficiency of the building. The Panels chosen are black in colour (to blend with the roof slates) and will be sited on two smaller arrays of fixings as opposed to one larger array in order to break up the massing on the roofscape and minimise any visual impact.
IMPACT UPON THE SETTING OF THE CONSERVATION AREA AND ADJACENT LISTED BUILDINGS
The site lies within the Top O' Th' Town conservation area and within the vicinity of two listed buildings. The application is accompanied by a statement of significance of, and the potential impact of the proposals on, these heritage assets and their settings (in accordance with the NPPF and the advice given in Historic Environment Planning Practice Guide). Local Plan Policy E12, Development in, or adjacent to, Conservation Areas, advises that the Council will preserve and enhance the character of the Borough’s Conservation Areas. Under the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended), the council has a statutory duty to have "special regard to the desirability of preserving or enhancing the character and appearance of the area" in considering planning applications.
There is no conservation area appraisal of this particular Conservation Area to aid the assessment of the proposal; however the existing office building has no heritage significance and makes no positive contribution to the conservation area. It is a modern structure which jars visually, to both front and rear with the buildings of more historic interest to north and south.
In terms of the significance of the Grade II Listed Stackhouses immediately adjacent to the site, this is considered to lie chiefly in its early to mid-nineteenth century appearance, and its unusual top-and-bottom arrangement. The proposal to erect an extension on and under the rear of the car parking deck, the gable of which would rise above the present deck and partially obscure the gable end of Stackhouses would have a minor negative impact on the listed building as this is considered to be a small part of the historic structure which is already largely hidden from view. However, the revised scheme retains a view of the gable end (the original scheme did not) and it would not affect the more prominent and architecturally significant rear elevation of the Listed Building so I am satisfied that the significance of the heritage asset is not detrimentally harmed.
In respect of any impact upon the Grade II Listed Goit (linear remains of a mill race which once served the town corn mill), the extension would replace the existing car parking deck and the concrete piers which support it which are located some metres to the west of the heritage asset. As this former mill race lies well outside the proposed development area, the development is considered to have no greater impact than the concrete piers.
Regarding other adjacent buildings, including the building to the north that is locally listed (the general appearance of which undoubtedly contributes towards the character of the conservation area) and the conservation area as a whole, the proposed conversion and extension would have a slight positive impact, by improving the visual appearance of the existing office block and by removing the unsightly rear parking deck. The design has been produced to be distinct from but sympathetic to nearby historic buildings by virtue of the introduction of a slate roof, and the rear fenestration pattern is broadly in keeping with the adjacent properties.
On this basis, the scheme is considered to have an acceptable impact upon the setting of the Conservation Area and the adjacent Listed Buildings in compliance Local Plan Polices E10 and E12.
VISUAL IMPACT AND IMPACT UPON AMENITY
Local Plan Policy H15 advises that ‘Proposals for the conversion and re-use of buildings for the creation of flats and bedsits, which require planning permission, will be permitted where, a) the proposal would not adversely affect the amenity of the residents of neighbouring properties;
The two adjacent properties are both in residential use and whilst there is some potential for noise transmission between walls, the requirements of Building Regulations will ensure that converted building is sufficiently insulated. In regards to the objection raised by the business opposite, as noted earlier in my report, due to the distance between the two properties (16m +) and the orientation of the two premises, any loss of light would not be so significant that it would warrant or justify a reason for refusal of this application. b) the proposal is sympathetic to the character and appearance of the building and its locality;
The extensions and alterations to the building are set back from the front elevation of the building, and the proposed new roof is of a shape and height that will blend in with the existing buildings within the street scene. The scheme is also considered to have an acceptable impact upon the setting of the Conservation Area and the adjacent Listed Buildings.
Adjacent residential property (the extension to the existing building will be set in from the boundary with the above site.
c) the proposal provides a satisfactory residential environment for its occupants and for their immediate neighbours;
The building is close to existing residential uses and lies within the town centre, and cycle parking facilities have been provided within the development for the purposes of the residents. A lift is also provided to allow the flats on other floors to be accessible to all. In terms of impacts upon the occupiers of neighbouring properties, the overall size, mass and shape of the extensions have been altered in order to reduce any impact on outlook from the neighbouring properties. d) the proposal provides adequate facilities for refuse disposal; and
A refuse store is provided. e) there would be safe and convenient access for vehicles and pedestrians, and the provision of appropriate car-parking for the needs of the people living there.
The proposal provides no off-street parking but as the site lies in a sustainable location within the town centre, close to public transport and that cycle parking facilities have been provided within the development for the purposes of the residents, the Highways Officer raises no objections.
On this basis, the proposal is considered to have an acceptable impact both visually and upon the occupiers of neighbouring properties.
OTHER ISSUES
The other issue raised by neighbours is in regards to the impacts upon existing surface water drainage issues. Following amendments to the scheme to remove any extensions to the building subject to this application, the proposal will no longer directly impact upon the existing rainwater pipes that service Stackhouses. The applicant has also supplied details of how they intend to deal with their surface water run-off (from the roof) and on this basis I am satisfied that the development will cause no additional problems.
PLANNING BALANCE AND CONCLUSION
Paragraph 137 of the NPPF advises that ‘Local Planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.
The general appearance of the building and site is tired given the time the building has remained unused. As a 1970s brick built, flat roofed office building it has no heritage significance and makes no positive contribution to the conservation area. The proposed development will therefore significantly enhance the site by virtue of the proposed design and sympathetic choice of materials. The scheme is therefore considered to be one that responds carefully to the number of issues surrounding a sensitive site within the Conservation Area setting. I am mindful of the general duty of the LPA to pay special attention to the desirability of preserving or enhancing the character or appearance of that area (Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990), and bearing in mind the proposal accords with the requirements of planning policy at all levels, the planning application is recommended accordingly.
Recommendation:
That planning permission be granted subject to the following conditions.
Conditions
1. The development must be begun within three years of the date of this decision. 2. The permission shall relate to the development as shown on plan drawing numbers REED/10 Dwg 01, REED/10 Dwg 03A, REED/10 Dwg 04A and REED/10 Dwg 05A, and the technical specifications relating to the ‘Sunmodule+ Solar Panels’ received on the 24th of March 2015. 3. The proposed, enclosed and screened refuse and recycling area indicated on plan drawing no. RRED/10 Dwg 03A shall be provided before the first occupation of the development hereby approved, and shall thereafter be maintained as such in perpetuity. Access to the area shall be available at all times to the occupiers of the building, and to the local refuse collectors on the required days. 4. Unless otherwise agreed in writing, once the existing access is physically and permanently closed the existing verge/footway and kerbing of the vehicular crossing shall be reinstated in accordance with the Lancashire County Council Specification for Construction of Estate Roads. 5. Prior to the first occupation of the development, the proposed cycle parking facility shall be provided on site and made available for use. The approved scheme shall thereafter be maintained and kept available for the use of residents and visitors to the premises. 6. No development shall take place until a construction method statement has been submitted to and approved in writing by the local planning authority. The approved statement shall be adhered to throughout the construction period. It shall provide for: a) The parking of vehicles of site operatives and visitors, b) The loading and unloading of plant and materials, c) The storage of plant and materials used in constructing the development, d) The erection and maintenance of security hoarding, e) Measures to control the emission of dirt and dust during construction, f) Details of working hours, and g) Contact details of the site manager.
Reasons
1. Required to be imposed by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. 2. For the avoidance of doubt and to ensure that the development is carried out in accordance with the submitted plans. 3. In the interests of the provision of adequate refuse and storage/collection facilities, and in the interest of the general and visual amenity of the area. 4. In order to limit the number of access points to, and to maintain the proper construction of the highway in the interest of highway safety. 5. In the interests of sustainability and in order to promote alternative forms of transport. 6. In the interests of protecting the amenity of neighbouring businesses and residents from noise and disturbance, and in order to ensure the construction phase has no significant impact upon highway safety at this location.
GDT 22/05/2015
Application Recommended for APPROVAL APP/2015/0090 Cliviger with Worsthorne Ward
Full Planning Application Proposed single storey rear extension and alterations to dwelling including balcony. 23 WALLHURST CLOSE, BURNLEY
Background: The application is for a single storey extension to the rear elevation of this semi- detached property.
Objections have been received.
Relevant Policies: Burnley Local Plan Second Review GP2 – Development in Rural Areas GP3 – Design & Quality H13 – Extensions and Conversions of Existing Single Dwellings
Article 35 Statement The application as submitted was in accordance with the local plan policies and the National Planning Policy Framework and there was no need for any negotiation with the applicant.
Site History: None
Consultation Responses: Letters of objections received from neighbours raising the following concerns:
23 Wallhurst Close; • The extension will add to the hard surfacing therefore there must be reassurance that all surface water is drained away from the site and does not encroach in any way on number 21. • There is a difference in levels between number 23 (higher) and no.21 (lower) and there is an existing retaining wall which may need to be extended. (These are not material planning considerations and are a matter for the applicant/neighbour to resolve). • Potential loss of early morning light at the rear of the property (The proposal does not exceed the 45 degree rule when measured for loss of light)
34 & 36 Ravenoak Lane; • Drainage issue concerns • Proposal would affect properties foundation • Increase height of boundary fence to 6ft (The above are non-planning considerations) • Proposal would intrude the resident’s privacy • Light pollution from proposed roof lights will emit light to neighbours property. (There is sufficient distance between the proposal and these properties which would not create any privacy issues or light pollution)
LCC Highways Burnley – raise no objections Planning and Environmental Considerations: The detached property is located at the end of the cul-de-sac in Worsthorne Village. The proposal involves a single storey rear extension and the application site is elevated in comparison to the adjacent neighbours.
The extension will provide a new kitchen area with a dining room and improve family space with better living accommodation.
The main considerations are design/materials and privacy/outlook.
Design/Materials The proposed extension would project 3800mm-6800mm from the main rear elevation and be a curved shape. It would have a flat roof with an overall height of 2700mm with lantern roof lights.
The materials comprise blockwork finished in cream coloured render for walls, GRP grey flat roof and grey coloured frames with glazing for all windows/doors.
A balcony is proposed to the first floor East facing elevation and would have a total footprint of 8m2. The materials comprise steel and glass guarding which are considered to be modern materials and common for domestic use.
These materials and design are modern which bring significant improvements to the property and is considered to be acceptable.
Privacy/Outlook Since the land levels of the application site are elevated, there are no windows proposed to the side elevation and the extension does not exceed the 45 degree rule for loss of light and therefore the neighbours outlook and privacy will not be adversely affected. Although the neighbours would suffer from some loss of light, but this would not be a significant amount. It has also been taken into account that the existing fencing along the boundary and the 1st floor dormer both create some overshadowing and the proposed situation would not be much different. However this is would only be the case for a few hours in the day until the full sun moves around to the South.
Properties 34-36 Ravenoak Lane are located at such a distance (20-30m approximately) from the proposal that the residential amenity of the occupiers would not be affected and the boundary is screened by large trees.
The proposal seeks to improve the residential amenity of the occupants.
Open Space/Parking The dwelling has off-road parking to the front and this proposal does not affect the parking arrangements. The occupants enjoy a reasonable sized garden area which would not be compromised and adequate amenity space remains available.
Conclusion The proposed extension is considered to be acceptable and there are no other material reasons to warrant a refusal, therefore it’s in accordance with the local plan policies listed above.
Recommendation: That planning permission be granted subject to the following conditions:
Conditions 1. The development must be begun within three years of the date of this decision. 2. The development shall be carried out in accordance with the proposed drawings received 26 Feb 2015.
Reasons 1. Required to be imposed by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. 2. For the avoidance of doubt and to ensure that the development remains in accordance with the development plan.
Application Recommended for Approval APP/2015/0098 Trinity Ward
Full Planning Application Continuation of use of property as a house in multiple occupation 143 MANCHESTER ROAD BURNLEY
Background:
The application property forms part of a large three storey building on the corner of Manchester Road and Piccadilly Road, within Palatine Conservation Area.
It has been used as a children’s day nursery in the past and in 2011 received planning permission to change the use to a private dwelling.
The adjacent property at No. 145 is in use as a house in multiple occupation and used as student accommodation for Burnley UCFB.
The applicants provide a service for 16 – 30 year olds in hostel style with multi occupation of bedrooms. It is proposed to accommodate 13 residents in the property.
An objection has been received.
Application property
Front elevation to Manchester Road
The proposal is to convert the vacant mid terrace property within Palatine Conservation Area to a single private dwelling. Its last use was as a childrens’ day nursery. Relevant Policies:
Burnley Local Plan Second Review GP1 - Development within the Urban Boundary H15 - Conversion and re-use for flats and bedsits TM15 - Car parking standards E12 – Development in or adjacent to Conservation Areas.
Site History:
APP/2004/1190 – Change of use from flats to children’s nursery – granted APP/2011/0542 – Change of use from day nursery to dwelling - granted Adj property no. 145 – APP/2012/0003 – Change of use to House in Multiple Occupation - granted
Consultation Responses:
1 Lancashire County Council (Highway Authority) – The property is close to the town centre, on a bus route and close to the railway station. Having regard to the nature of the use and the probability that the occupants will not have cars, no objections are raised to the application. It would be preferable however, that when ownership of the rear yard area is resolved, that parking provision is allocated to the property.
2 Environmental Protection – there is potential for loss of amenity for the occupants of the adjacent dwelling from activities of the tenants of the development occupying rooms that share a party wall. e.g. where a living room abuts a bedroom. A scheme for the sound insulation of the party wall should be implemented.
The sound insulation of the wall will be adequately covered by the requirements of the Building Regulations and it is not necessary to condition this separately.
Planning and Environmental Considerations:
The proposal involves the change of use of the property to a house in multiple occupation. The main issues for consideration are the impact on residential amenity and highway safety.
Policy H15 considers such applications and sets out that they will be permitted where:
a. The proposal would not adversely affect the amenity of the residents of neighbouring property.
The adjacent properties are in residential uses with joint party walls. There is some potential for noise transmission, particularly if a bedroom is adjacent to living rooms. The Building Regulations will cover this aspect to ensure that adequate sound insulation is provided to protect the residents.
b. The proposal is sympathetic to the character and appearance of the building.
No alterations are proposed to the external appearance of the building as part of this application. The change of use in itself will not have an adverse impact on the character of the area or the character and appearance of the Palatine Conservation Area. The development will retain the building in a suitable use and avoid the property from becoming vacant and a nuisance.
c. The proposal provides a satisfactory residential environment for its occupants and for their immediate neighbours.
The property is within an established residential area, reasonably close to shops and services. There are no privacy or outlook issues which would affect neighbouring properties. There is a small front garden area but this has limited scope for recreational use for the occupants as it is open to the busy main road, but the property is close to a local park and play areas.
d. the proposal provides adequate facilities for refuse disposal and
There is scope within the year yard of the building to provide refuse storage facilities. A condition requiring provision of adequate refuse storage facilities can be imposed.
e. There would be safe and convenient access for vehicles and pedestrians and the provision of appropriate car parking
The site does not have adequate off-street parking space. However, as the site is in a sustainable location, the Highway Authority raises no objection to the application, in the absence of off-street parking.
The proposal is considered to be acceptable and in accordance with Local Plan policies.
Recommendation
That planning permission be granted subject to the following conditions;
Conditions:
1. The development must be begun within three years of the date of this decision.
2. The development shall be carried out in accordance with the application details.
Reasons:
1. Required to be imposed by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. To ensure continued compliance with the Development Plan.
Application Recommended for APPROVAL APP/2015/0115 Gawthorpe Ward
Full Planning Application Proposed change of use of land to form an extension to existing private hire booking office for and additional operation and parking of 15 vehicles (total of 30 vehicles). UNIT 4-5 GROVE MILL, GROVE LANE, PADIHAM
Background: The proposal is for the extension of the existing private hire booking office which was previously approved for 15 vehicles in 2011 (APP/2011/0461). The proposed parking is located to the adjacent underused land.
An amended layout plan was received 05 May 2015 which reduces the number of vehicles and now set away from the residents.
Parking area
Booking office
Objections have been received.
Relevant Policies: Burnley Local Plan Second Review GP1 – Development within The Urban Boundary TM14 – Taxis and Taxi Booking Offices EW6 – Economic Improvement Area
Article 35 Statement The application as submitted was not in accordance with the local plan policies and the National Planning Policy Framework. It was suggested to the applicant that the number of vehicles be reduced and set away from the residential properties at Ingham Street. An amended plan was received to reflect this.
Site History: No relevant history
Consultation Responses:
Padiham Town Counci; objects on the grounds of Highway safety and Residential amenity
2 letters of objections from Local residents objecting on the following grounds; Access & Parking Highway safety issues Disturbance to residents on Ingham St/Grove Lane/Cobden St Increase in rubbish/waste
Planning and Environmental Considerations:
Policy TM14 sets out the policy in respect of taxi booking offices as follows:
They should be located in Secondary Shopping Streets Burnley Town Centre, Padiham Town Centre (Central Area and Burnley Road) and District & Local Centres The site is not in Padiham town centre; or a district or local centre. It is located to the outskirts of Padiham town centre within a commercial industrial zone and some residential properties surrounding the application site. The site also lies within the economic improvement area, where Policy EW6 applies. This policy permits businesses, which do not have a detrimental effect on the area. The proposed location is outside the town centre and therefore would rely mainly on booking and radio control. It is becoming increasingly common for such uses to occupy industrial premises due to parking issues and restrictions.
One off street parking space is provided for each taxi operated Parking spaces should be located on site or no more than 50m away The booking office is currently located within Unit4/5 and all private hire vehicles will be parked to the adjacent land. Parking is preferred within the building as it is less likely to cause nuisance and disturbance, however in this instance the vehicles remain at such distance from the residential properties and residents would not experience an increase in higher ambient noise and this would not harm the amenity of the area.
Adequate parking is available without causing significant issues. A condition will be imposed to restrict the number of vehicles being operated and ensure that the parking spaces remain available at all times the booking office is in use.
Amended parking layout
There should be no detrimental impact on the character and amenity of surrounding uses, particularly residential There are residential properties nearby which are mainly located to the north-eastern side at a minimum distance of 20m from the nearest parking space. However a 1.8m high closed graded timber fence would be erected along the adjacent boundary to Ingham Street to prevent vehicle lights shining and provide a buffer zone.
The applicant has pointed out that it is unlikely that all the spaces will be occupied at any one time, particularly during the week. Secondly the use falls within an existing Mill complex and it is considered to be a much less intrusive proposal especially in terms of noise nuisance.
This part of Padiham is a mixed area comprising residential and commercial properties, the main route of access and egress from the parking area would not be predominantly through the residential area. However, some level of disturbance will be experienced to these properties when private hire vehicles are pricking/dropping customers off in that area.
It must be noted that the site falls within the employment zone and any business which operates from this site would cause some degree of disturbance.
The main issue to consider is that the residential properties on Ingham St/Grove Lane are at a reasonable distance from the parking hire so the residents do not suffer a significant amount of impact to the residential amenity. In this case the applicant has amended the application and allowed this distance which is considered acceptable. A condition will also be imposed to restrict access from the gated Grove Lane entrance adjacent to number 18.
On balance, the proposal does not have a detrimental impact on the character and amenity of the surrounding uses and particularly residential areas. Since November 2011 no complaints have been received to suggest the private hire office is causing issues/concerns and considering a positive track record, the use to extend its fleet is considered acceptable and there are no reasons to warrant a refusal.
There should be no overconcentration of taxi uses The nearest taxi firm (Padiham Cars) within this area is based on Lune Street in Riverside Mill, which is approximately at a distance of 470m from the proposed site. The addition in increase of vehicle fleet would not create an unacceptable concentration of taxi businesses in the area.
The proposal satisfies the policies in respect of taxi offices and is considered to be acceptable.
Recommendation: That planning permission be granted subject to the following conditions.
Conditions 1. The development must be begun within three years of the date of this decision 2. The 15 parking spaces shown on the approved amended plan for private hire vehicles shall be available at all times the booking office is in use. If the spaces become unavailable the use as a booking shall cease immediately. 3. No private hire vehicles operating from the booking office hereby approved shall be parked on the highway adjacent to the building. 4. No more than 30 private hire vehicles shall operate or be permitted to operate from the booking office hereby approved. 5. The access adjacent to 18 Grove Lane shall not be used at all times for private hire vehicles.
Reasons 1. Required to be imposed by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. 2. In the interests of preventing congestion on the highway, in accordance with Policy TM14 of the Burnley Local Plan Second Review. 3. In the interests of preventing congestion on the highway, in accordance with Policy TM14 of the Burnley Local Plan Second Review. 4. To ensure there is sufficient off-street parking for private hire vehicles operating from premises in accordance with Policy TM14 of the Burnley Local Plan Second Review. 5. To safeguard the amenity of the adjacent properties in accordance with Policy TM14 of the Burnley Local Plan Second Review.
AA
Application Recommended for Approval APP/2015/0136 Queensgate Ward
Full Planning Application Proposed two storey extensions to side and rear elevations. 10 PRAIRIE CRESCENT BURNLEY
Background:
The proposal is to build two-storey extensions to the side and rear of the dwelling. A very similar proposal was granted by Committee in April 2012 and the application seeks to renew the permission.
The applicant puts forward that the extensions are needed to provide extra accommodation so that he can care for his parents who are disabled and have been displaced by the clearance of their former home in Bramble Street.
Supporting information was submitted by their doctor who confirms that they have illnesses which restrict their mobility in the home and that they have severe difficulty in accessing upstairs’ facilities. The Housing and Neighbourhoods team also confirmed that the parents were relocated due to clearance and that they had more appropriate facilities at their old home than are currently available in their new home.
The proposed extension to the side of the property measures 3.9 metres wide by 6.9 metres long. It provides for an additional living room, kitchen and a disabled shower room on the ground floor, with two additional bedrooms, one of which is en-suite, and a new separate bathroom on the first floor. The proposed first floor rear extension, over an existing ground floor extension, provides for the enlargement of two existing bedrooms, giving a total of four bedrooms in the property.
Position of two storey extension to side
An objection has been received to the application.
Relevant Policies:
Burnley Local Plan Second Review GP1 - Development within the Urban Boundary GP3 - Design and Quality H13 - Extensions and conversion of existing single dwellings TM15 - Car parking standards Site History
APP/2012/0100 - Proposed two storey extensions to dwelling - Granted
Consultation Responses
1 Lancashire County Council (Highways) - comments that the proposal increases the number of bedrooms from 3 to 4 and whilst 3 parking spaces are accommodated within the site, these would have the following issues:
1) The southernmost space is short and may result in part of the vehicle overhanging and obstructing the footway. The length of the bay could be extended by encroaching beyond the building line of the proposed extension. 2) The width of the parking area is restricted and the provision for 3 spaces would restrict pedestrian access to both of the front doors.
A parking provision accommodating 2 vehicles would be acceptable but a scaled drawing showing their orientation is required.
2 A letter from a neighbouring resident has been received making the following comments:
The size of the property is out of keeping with the rest of Prairie Crescent
The large car park is out of place.
There would be additional traffic and it is a matter of time before there is an accident.
Planning and Environmental Considerations:
An extension to the house is acceptable in principle and the Local Plan recognises that a self contained extension can often provide an ideal solution to caring for elderly or disabled relatives. The policies are sympathetic and supportive of such applications where there is a need and where the relevant policies of the Local Plan are satisfied.
Policy H13 of the Local Plan sets out that proposals to extend dwellings will be permitted where
a. the proposal is in keeping with the existing house and the surrounding buildings with regard to scale, size, design and materials;
The property is a modest semi-detached dwelling in a residential area of similar properties. It is proposed to build the two storey side extension set back 2 metres from the existing elevation, with the ridge line set lower than the main roof, so that the extension would appear to be subservient to the existing semi and maintain a symmetrical appearance with the adjoining semi, from the frontage.
The design, materials and detailing would match the existing dwelling. b. the proposal will not adversely affect -
i. the residential amenity of neighbouring properties through overlooking, lack of privacy or reduction of outlook or daylight
The extensions will not affect the privacy, outlook or daylight of existing nearby properties to a significant degree.
Windows in side elevation of No. 8 – porch, hallway and landing Position of proposed side extension to No. 10
The adjacent property at No. 8 has no habitable room windows in the side elevation.
The properties on the opposite side of Prairie Crescent, at Nos. 5 and 7 will face the proposed extension but they are more than 20 metres away. The privacy, outlook and daylight to main windows will not be affected significantly and there is already landscaping which limits outlook to some degree.
Nos 5 and 7 Prairie Crescent
No 12 Prairie Crescent, the adjoining semi, has an existing single storey extension at the rear which extends to approximately the line of the proposed rear extension. The windows of No. 12 will not be significantly affected by the proposal.
ii. the visual amenity and character of the locality Having regard to the position of the dwelling on a bend in the road, there is sufficient space at the side of the dwelling to accommodate an extension without closing the gap to create a ‘terracing’ effect and impacting on the character of the area. extension.
Application property
b. the proposal provides an adequate residential amenity for its occupants;
The proposal is required to provide additional accommodation for elderly, disabled relatives, together with accommodation for the rest of the family. The extension currently proposes three living rooms, two kitchens and a shower room on the ground floor and four bedrooms, an en-suite and a bathroom on the first floor.
The extension provides adequate accommodation to meet the needs of the applicant and his family. c. the proposal does not lead to an unacceptable loss of private open space or parking space; and
The private amenity space around the dwelling would be reduced in size as a result of the proposal but not to an unacceptable degree.
The proposed parking arrangements, indicate three car spaces at the front of the property one of which is not of adequate standard. The Highway Authority has indicated that this space should be omitted and that the remaining two spaces would be sufficient.
This would allow for additional landscaping to soften the parking area to give a better frontage to Prairie Crescent. The applicant has agreed to this and an amended plan has been received. d. The proposal does not threaten highway safety through the obstruction of visibility for pedestrians and road users.
The extension does not affect visibility for pedestrians and road users.
The proposal is very similar to that already granted in 2012 and circumstances have not changed to warrant a different decision to be reached. The application is in line with local plan policies and is acceptable.
Recommendation:
That planning permission be granted subject to the following conditions:
Conditions
1. The development must be begun within three years of the date of this decision.
2. The development shall be carried out in full accordance with the application details.
3. The car parking area for 2 cars, shown on the approved layout plan received 21 May 2015, shall be provided before the extension hereby approved is brought into use and shall thereafter remain available for the parking of vehicles in connection with the residential use of the dwelling.
4. All hard and soft landscape works shall be carried out in accordance with the approved details in the first planting season following completion of the extension.
Reasons
1. Required to be imposed by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. To ensure continued compliance with the Development Plan.
3. To ensure a satisfactory parking arrangement, in the interests of highway safety having regard to Policy TM15 and H13 of the Burnley Local Plan Second Review.
4. In order to ensure that landscaping works contribute to a satisfactory standard of completed development and the long term appearance of the site harmonises with its surroundings having regard to Policy H13 and GP6 of the Burnley Local Plan Second Review.
Application Recommended for Approval APP/2015/0143 Trinity Ward
Full Planning Application Proposed change of use from a single dwelling to residential home (Use Class C2). 112 SPRINGHILL COTTAGE MANCHESTER ROAD BURNLEY
Background:
An objection has been received to the proposal to convert an existing single dwelling into a residential home to provide a supported living service to young adults who have emotional difficulties, often through trauma or neglect.
Planning permission was granted for this use at Hunters Oak Barn in Ightenhill last year, but the service provider is having to leave those premises and is seeking an alternative building.
The building is a Grade II listed building.
Relevant Policies:
Burnley Local Plan Second Review CF14 - Provision, retention and enhancement of community facilities E10 - Alterations, extensions, change of use and development affecting listed buildings GP1 - Development within the Urban Boundary TM15 - Car parking standards
Site History: 12/87/0180 – Change of use from presbytery to offices with access from Healey Mount – Refused 12/89/0990 – Conversion of single dwelling into 3 dwellings – Approved with conditions 12/89/1143 – Application for Listed Building Consent – Demolition of wall in rear yard and erection of new low level stone wall – Approved with conditions
(Hunters Oak application – APP/2014/0445 – Change of use from single dwelling to residential home (Use Class C2) – Approved)
Consultation Responses:
1. Local resident objects on the following grounds: a) Potential for increase in noise, disturbance and loss of privacy from increase in vehicular and pedestrian traffic due to 10 clients in residence, staff, visiting clinicians and visiting friends and family. b) Highway safety – the property is on a blind bend on one of the busiest roads and bus routes in the town. It is also close to a bus stop which serves several bus services. The use will inevitably lead to an increase in vehicles entering and leaving the site at all hours of the day with the resulting risk to traffic on the main road. The plans show 8 parking spaces but it is unlikely there is sufficient room for this and parking would then take place on the road or some of the garden would need to be removed to create additional spaces. c) Concerned that property could open for one use but could change to another, less desirable, use.
2. Police Architectural Liaison Officer – Crime in the vicinity of the property gives little cause for concern. The applicant has advised that CCTV will be installed for the safety of both staff and residents. Recommends consideration be given to making this the subject of a planning condition. (The applicant has stated his intention to install CCTV. However, planning conditions should be restricted to those that are in the public interest. In this case the recommendation for CCTV is for the benefit of residents and staff at the premises and this is really a matter for the applicant.
3. Lancashire County Council (Highway Authority) – The site access is far from ideal due to poor sight lines to the right on exit. However, the nature of the proposed facility and indicative traffic movements supplied by the applicant suggest that the traffic generation is unlikely to exceed the levels that would be expected from a residential property of this size. The car park layout submitted is acceptable and suggest that the spaces are marked out as shown to maximise parking provision whilst maintaining the manoeuvring areas.
Planning and Environmental Considerations:
The main issues are the principle of the use in this location; impact on nearby residents, on the highway, and on the character of the listed building.
Policy CF14 sets out the criteria for the assessment of planning applications for community facilities and states that they will be permitted where:
a) The site is, wherever possible, located in, or adjacent to a town, district or local centre or in one of the named settlements listed in Policy GP2
Although not within a town or district centre, the building is within walking distance of Burnley town centre.
b) The site is accessible by walking, cycling or public transport.
The building is in a highly accessible location, with bus stops just outside the site; Manchester Road Railway Station less than 150m away; and Burnley town centre within walking and cycling distance.
c) There are opportunities to integrate services with health, education and other providers
The users of the service are encouraged to attend college or the Prince’s Trust and to get involved in community events.
d) Detrimental impacts on road safety or traffic flow can be satisfactorily mitigated
There is no specific car parking standard for this type of facility. The nearest comparable standard is that for a C2 nursing home, which is 1 space per 5 residents. However, it is probably more appropriate to make a judgement based on the number of staff there at any one time, which is a maximum of four, with additional spaces for visitors. As there are 8 spaces available, this is more than adequate.
The Highway Authority has assessed the proposal, having regard to the proximity of the access to a bend on this busy main road. They have concluded that the impact will be no greater than the existing use and have therefore raised no objection. They have requested that the parking spaces be laid out in accordance with the submitted plan to ensure vehicles can turn around within the site and enter and leave in forward gear. This can be the subject of a condition.
e) The proposal would not have an adverse effect on residential amenity
The property is a large, detached dwelling set in its own grounds with the only access being from Manchester Road. The dwellings to the side and rear are on Healey Court and Chestnut Rise and are around 25m away so are unlikely to be affected by noise disturbance from the proposed use. Only the Presbytery, to the rear, is in close proximity, at 6.5m away, but its main windows do not face the application site.
Traffic levels are low, with only 4 staff on duty at any one time during the day (8am to 8pm) and 2 at night, so any disturbance from traffic will be minimal and no more than would be found at a private dwelling of this size. In addition, Manchester Road is generally busy during daytime hours so the area already suffers from a certain amount of traffic noise and the proposed use would not significantly increase this.
The applicant advises that there are not many visitors to the site. The residents do not receive family visitors and any meetings, e.g. with professional staff, take place off site.
The use proposed will generate very low levels of traffic and will cause little, if any, disturbance to residents. However, Use Class C2 contains other uses, e.g. nursing homes, that could have a much greater impact on highways and on nearby residents. It would therefore be reasonable to attach a condition limiting the use to the one proposed in order to enable the local planning authority to assess the impact of alternative uses.
There are no proposals to carry out alterations to the listed building – any alterations proposed that affected its character would need to be the subject of a separate application for Listed Building Consent.
Many of the trees on the site are protected by a Tree Preservation Order, but there are no proposals to remove any of them.
Recommendation: The application be approved, subject to the following conditions:
1. The development must be begun within three years of the date of this decision.
2. The use hereby approved shall not start until the car parking spaces have been marked out in accordance with the submitted drawing. The spaces shall thereafter be retained for use by staff and visitors at all times.
3. The building shall be used as a supported living home only and for no other purpose, including any other purpose within Use Class C2 of the Town & Country Planning (Use Classes) Order 1987 (as amended), unless a further planning permission has been sought and granted.
Reasons:
1. Required to be imposed by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. To ensure the car parking spaces are laid out in a way that allows vehicles to turn around within the site and thus enter and leave in forward gear, in the interests of highway safety, having regard to the requirements of policy CF14 of the Burnley Local Plan.
3. To enable the local planning authority to assess a different type of use against the requirements of policy CF14, in particular the impact on road safety and the highway network.
SMD 24/04/2015
Application Recommended for Approval APP/2015/0167 Briercliffe Ward
Full Planning Application Construction of kennel facilities and change of use of part of an agricultural building for rescue dog facilities SWEET WELL HOUSE FARM TODMORDEN ROAD BRIERCLIFFE
Background:
The site is a working farm, where a number of diversification projects including a boarding kennels and cattery have previously been granted and are operating successfully.
The applicant has started to provide rescue facilities for dogs following requests from a number of canine charities and councils. Temporary facilities have been set up within an existing agricultural building. The application now seeks to formalise the change the use of the part of the agricultural building used by the rescued dogs and to provide a new lean-to building to provide an exercise run area linked to the internal kennels. Existing kennels which are currently located on the proposed exercise run area will be relocated within the yard adjacent to the barn.
An objection has been received.
Proposed position of external exercise area – existing kennels to be relocated in yard
Existing area within the agricultural building used for kennels
Relevant Policies:
Burnley Local Plan Second Review E9 – Groundwater resources E28 – Protecting Agricultural Land and Businesses E27 - Landscape, character and local distinctiveness in Rural Areas and Green Belt EW4 – Expansion and improvement of existing businesses EW11 – Rural Diversification and conversion of Rural Buildings for Employment Uses. GP2 - Development in the Rural Areas GP3 - Design and Quality TM15 - Car parking standards
Site History: 95/0265 – Agricultural building – Permitted development APP/2006/1017 – Proposed boarding kennels – Approved with conditions APP/2007/1129 – Proposed clay pigeon shoot – Approved with conditions APP/2009/0021 – Erection of 3 cattery blocks – Approved with conditions APP/2009/0619 – Extension of farmhouse into existing cottage - Approved APP/2012/0537 – Proposed kennels and new road - granted
Consultation Responses:
1 Lancashire County Council (Highway Authority) – raises no objection as the traffic movements to and from the site are unlikely to be significantly over and above those from existing uses.
2 Briercliffe Parish Council – object to the application on the grounds that the proposal will have a severe negative impact on traffic in the area and that there a considerable number of business being carried out from this property.
Planning and Environmental Considerations:
Policy GP2 restricts development in the rural area to include agriculture, forestry and outdoor recreation; reuse of existing buildings, the use of infill sites; and other uses appropriate to the rural area, including those which help to diversify the rural economy while being in keeping with the rural environment. All new development should be in scale and keeping with the surrounding landscape.
The use of the site for kennels has already been established by previous permissions and is in line with the policy. Kennels are appropriate in the rural area, away from other properties.
In principle therefore the development is acceptable.
Impact on the landscape
The site is located in an isolated position, off an unmade farm track. This area of the borough is characterised by marginal pastures, divided by stone walls, formed of grasslands with little tree cover and containing isolated farmsteads. The land is mainly used for sheep farming.
The kennels will be sited within an existing building, with the lean-to extension to form the runs immediately adjacent to it. The existing kennels which will be displaced will be relocated within the yard area amongst the existing group of farm buildings.
The development will hardly be visible outside the site and the impact on the rural landscape will be minimal.
The new building would measure 18.3 metres x 4 metres and constructed in cement block with cladding above and profile sheeting on the roof and gables. This is in keeping with other farm buildings on the site.
Impact on nearby residents
The nearest residents are at Pike Lowe Barn and Greenhill Barn, some 600m away. No complaints of noise have been received by the Council in respect of the existing kennels building and it is unlikely that the use of the proposed facilities would have significant impact over and above the existing use.
Drainage
Policy E9 of the Burnley Local Plan requires all new development to be constructed in a way that does not adversely affect the quantity or quality of groundwater resources. When the first kennels block was constructed, details of a cesspool were provided and approved by the Environment Agency. The intention is to connect the new building to this cesspool, which is emptied on a regular basis. Surface water will be connected to the existing land drain.
Traffic/parking
The site is accessed via an unmade track from Shay Lane, the nearest adopted highway. The first section of this track is Monk Hall Lane which is approximately 450m long and then the private farm track leads from Monk Hall Lane for a further 900m. Monk Hall Lane is in a poor condition and additional traffic is likely to exacerbate this. The lane is privately owned and is used by a number of private dwellings, in addition to vehicles accessing the quarry above Sweetwell Farm. The applicant offers a collection and delivery service for the kennels and cattery to reduce the use of the private track. The rescue dogs are brought at short notice when circumstances require but it is unlikely that a significant amount of additional traffic will be generated over and above the current position.
In this isolated location parking is not an issue as there would be no adverse impact on any nearby highways. There is an area of visitor parking available within the site.
Recommendation:
That permission be granted, subject to the following conditions:
1. The development must be begun within three years of the date of this decision.
2. The development shall be carried out in accordance with the application plans and details. Reasons:
1. Required to be imposed by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. To ensure continued compliance with the policies of the Burnley Local Plan, Second Review.
Relevant Policies:
Burnley Local Plan Second Review
Article 35 Statement
The application as submitted was in accordance with the local plan policies and the National Planning Policy Framework and there was no need for any negotiation with the applicant.
Site History:
Consultation Responses:
Planning and Environmental Considerations:
Recommendation:
Conditions
Reasons
CMR