Planning Statement – Land at Balderstone Lane, Burnley – June 2018 Table of Contents 1.0 Introduction .................................................................................... 4 2.0 The Existing Site ............................................................................ 6 3.0 Company Overview ....................................................................... 7 4.0 Planning History ............................................................................ 8 5.0 Planning Policy Context ................................................................. 9 National Planning Policy .................................................................................. 9 Burnley Local Planning Policy ....................................................................... 13 6.0 Principle of Development ............................................................. 31 7.0 Material Considerations/Justification ............................................ 32 7.1 Accessibility .......................................................................................... 32 Walking .................................................................................................................................. 32 Cycling .................................................................................................................................... 33 Public Transport..................................................................................................................... 34 Conclusion ............................................................................................................................. 35 7.2 Access/Parking ..................................................................................... 36 Access .................................................................................................................................... 36 Parking ................................................................................................................................... 37 Conclusion ............................................................................................................................. 37 7.3 Impact on Ecology ................................................................................ 38 Original Ecological Report ..................................................................................................... 38 Addendum to Ecological Assessment .................................................................................... 43 Conclusion ............................................................................................................................. 44 7.4 Ground Conditions/Coal Mining Risk Assessment ............................... 45 Phase 1 GeoEnvironmental Desk Study ................................................................................ 45 Coal Mining Risk Assessment ................................................................................................ 45 Design changes due to Coal Mining Legacy ........................................................................... 46 Conclusion ............................................................................................................................. 48 7.5 Flood Risk/Outline Drainage Strategy .................................................. 50 Conclusion ............................................................................................................................. 51 7.6 Design .................................................................................................. 52 Conclusion ............................................................................................................................. 52 7.7 Relocation of concessionary footpath ................................................... 54 2 Planning Statement – Land at Balderstone Lane, Burnley – June 2018 Conclusion ............................................................................................................................. 54 7.8 Residential amenity .............................................................................. 55 Sunlight/Daylight Provision ................................................................................................... 55 Noise Assessment .................................................................................................................. 55 Air Quality Assessment .......................................................................................................... 58 Lighting Assessment .............................................................................................................. 60 Conclusion ............................................................................................................................. 62 8.0 Scheme Benefits.......................................................................... 63 Economic ....................................................................................................... 63 Social ............................................................................................................. 63 Environmental ................................................................................................ 63 9.0 Conclusion ................................................................................... 65 3 Planning Statement – Land at Balderstone Lane, Burnley – June 2018 1.0 Introduction 1.1 This report is prepared by Kirkwells on behalf of Mr. B Lockwood of Rolfe Carpets Ltd. It accompanies a full planning application for the erection of an industrial building for the wholesale storage and distribution (B8) of floor coverings with office facilities (B1), trade counter, showroom and associated servicing areas. 1.2 The application site is 2.08 hectares in size. The building is as follows: Storage and Distribution (B8): 5,513.4 sq. metres. Offices (B1): 754.5sq. metres. Showroom: 754.5 sq. metres. Figure 1 Location plan 4 Planning Statement – Land at Balderstone Lane, Burnley – June 2018 The Submission 1.3 The completed application forms, relevant certificates, plans and this Planning Statement are accompanied by the following documents, which together comprise the application submission: Completed application forms Plans Location Plan WR V2 6 187-Cross Sections including existing and proposed levels WR V2 6 187-Elevations WR V2 6 187-Plan Layouts WR V2 6 187 General Arrangement Plan General Arrangement/Path Sections for Brun Valley Greenway Supporting Documents Air Quality Assessment Extended Phase I Habitat Survey Report Addendum to Ecology Report Coal Mining Risk Assessment Design and Access Statement including a Security and Crime Statement and a Refuse and Recycling Statement Energy Efficiency Statement Flood Risk Assessment Lighting Assessment Noise Impact Assessment Planning Statement Site Investigation 1.4 The purpose of this report is to assess the proposal within the context of national and local planning policy and guidance. 5 Planning Statement – Land at Balderstone Lane, Burnley – June 2018 2.0 The Existing Site Figure 2: Context of site © Crown copyright and database rights, 2017. Ordnance Survey 0100031673 2.1 The site is located 2.6km north east of Burnley town centre, and within Heasandford Industrial Estate. To the east, south, and west of the application site lie industrial and commercial operations. Direct neighbours include the Lancashire County Council recycling facility and the Heasandford MOT Centre. 2.2 To the north of the site are residential properties located on Lydgate. The residential properties are located over 60 metres from the application site. 2.3 Access to the site is provided at two points from Balderstone Lane. 2.4 The site is allocated in both the Burnley Local Plan (2006) and the emerging Burnley Local Plan (2012-2032) as a site suitable for B1, B2 and B8 uses. 6 Planning Statement – Land at Balderstone Lane, Burnley – June 2018 3.0 Company Overview 2.1 Rolfe Carpets Ltd are one of the North West’s largest independent carpet and flooring wholesalers. 2.2 Rolfe Carpets Ltd commenced trading in May 1990 at premises in Oswaldtwistle. The company was established to supply existing retail outlets in the ownership of the founders and also other carpet retailers in the surrounding area. 2.3 Due to its almost immediate success the company acquired purpose built premises at Metcalf Drive in Altham. 2.4 In 1997, the operation was transferred to a unit within Pendle Village Mill shopping complex and the Altham premises were sold. 2.5 The company currently operate from the site within the Pendle Village Mill complex. Both Pendle Village Mill and Rolfe Carpets are in the sole ownership of Mr. & Mrs. Lockwood 2.6 The building currently occupied is a traditional stone built industrial building with internal cast iron columns, which creates operating issues when handling large rolls of floor coverings. 2.7 The new unit on Balderstone Lane will enable the company to consolidate its wholesale division and further develop the Pendle Village Mill site. 2.8 Rolfe Carpets currently employs 36 staff from the Burnley and Pendle area. In the 2 years following relocation to the Balderstone Lane site, it is envisaged this will increase by another 10 employees. 7 Planning Statement – Land at Balderstone Lane, Burnley – June 2018 4.0 Planning History 4.1 The planning history is as follows: APP/2007/0541: Proposed erection of six blocks of (Use Class B1/B8) (re- submission). Full Planning Permission Granted Date: