BLACKPOOL COUNCIL
PLACES DIRECTORATE
PLANNING DIVISION: DEVELOPMENT MANAGEMENT SECTION
DEVELOPMENT CONTROL COMMITTEE
31/01/2011
LIST OF PLANNING APPLICATIONS
Any amended plans and/or correspondence received after the preparation of the reports will be reported orally. All correspondence, including objections, is available for inspection prior to the Committee meeting.
The applications, plans and replies to consultations are the general background papers in relation to the applications listed. Any additional background documents specific to an application will be as stated in the relevant report.
List of Applications for Committee on: 31/01/2011 —————————————————————————————————————————————
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APPLICATION NO: / 10/0629STATUTORY START DATE: / 01/06/10
RECOMMENDED DECISION: / Grant Permission
PROPOSAL: / Use of premises as stables and for landau storage.
LOCATION: / FORMER WORKSHOP TO REAR, 2 CLEVEDON ROAD, BLACKPOOL, FY1 2NX
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APPLICATION NO: / 10/1262STATUTORY START DATE: / 25/11/10
RECOMMENDED DECISION: / Grant Permission
PROPOSAL: / Re-cladding of existing building frame with roller shutters to end elevations, external siting of 4 storage containers, erection of 8 metres high lighting column and use of site as a household waste processing and re-cycling facility with associated car parking, access/egress and servicing area.
LOCATION: / LAND ADJACENT TO BLACKPOOL COUNCIL HOUSEHOLD WASTE RECYCLING CENTRE, BRISTOL AVENUE, BLACKPOOL, FY2 0JG
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APPLICATION NO: / 10/1404STATUTORY START DATE: / 22/11/10
RECOMMENDED DECISION: / Defer for Legal Agreement
PROPOSAL: / External alterations including installation of rear dormers and alterations to front windows, formation of one parking space to side of building, refuse storage to front, rear and side, cycle parking within basement and use of premises as altered as two maisonettes and three self-contained, permanent flats.
LOCATION: / FORMER MARTON LIBRARY, 390 WATERLOO ROAD, BLACKPOOL, FY4 4BL
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APPLICATION NO: / 10/1490STATUTORY START DATE: / 15/12/10
RECOMMENDED DECISION: / Grant Permission
PROPOSAL: / Alterations to and retention of existing detached building including construction of external staircase and first floor entrance to form garage with hobby room above.
LOCATION: / 92A LAYTON ROAD, BLACKPOOL, FY3 8ES
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COMMITTEE DATE: 31/01/2011
WARD: / Claremont
DATE REGISTERED: / 01/06/10
LOCAL PLAN ALLOCATION: / Neighbourhood action plans
APPLICATION TYPE: / Full Planning Permission
APPLICANT: / Mr L Simmons
PROPOSAL: / Use of premises as stables and for landau storage.
LOCATION: / FORMER WORKSHOP TO REAR, 2 CLEVEDON ROAD, BLACKPOOL, FY1 2NX
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CASE OFFICER
Mr M Eastaugh
SITE DESCRIPTION
The application site is a part two storey, part single storey end terrace unit that forms part of a small collection of industrial and warehouse buildings that run east to west between Clevedon Road and Carshalton Road. The site is adjacent to an access road that runs parallel to Egerton Road. Within this collection of commercial buildings there are a number of different uses including storage, car repairs and food preparation. Several of the units are also currently vacant. There are residential properties to the south and west of the site (Clevedon Road and Egerton Road respectively). Prior to its current occupation the site was vacant, but has previously been used as a joinery workshop. The site is within the Inner Area as designated in the Blackpool Local 2001-16.
The Committee will have visited the site on 31st January 2011
DETAILS OF PROPOSAL
The owner of the site is a landau operator who has 2 landaus that operate on the Promenade during the season. The main stables and landau store are based in Staining.
The application is for ‘Use of premises as stables and landau storage’. The site has been chosen due to its convenient location, and to limit the number of trips from Staining to the Promenade with a horse box everyday. The frequency of use of the site is outlined below.
From March to September each year, 2 horses will be stabled at the site, operating daily between 09.00 – 19.00. During the illuminations period, 4 horses will be stabled at the site, with 2 horses operating every other day between 09.00 – 22.00, whilst the other 2 horses are rested.
Between the end of the illuminations and March, the horses would be stabled in Staining. The landaus will also be stored at the main stable in Staining during this period for annual maintenance and repairs to be carried out.
For approximately the last three months of the 2010 season the site was in use as described above. During this time there were no nuisance complaints received by Environmental Protection resulting from the operation of the business.
MAIN PLANNING ISSUES
The main planning issues in this case relate to:
· The principle of the use and the suitability of the building for the proposed use as stables and landau storage,
· Access to the site and highway safety,
· The impact of the use on the residential amenities of nearby neighbours.
CONSULTATIONS
Note: Blackpool Council's Development Management Section does not have any specialist equine or stables knowledge. Given the location of the building, its surroundings, and its lack of an outdoor area, Lancashire County Council Land Agents, who have experience in such matters, were consulted.
Lancashire County Council (Senior Assistant Land Agent) – The construction of the building is suitable for the proposed use.
Head of Transportation (Traffic Management) – No objection.
Head of Housing and Environmental Protection Service (Environmental Protection) – Concerns with noise, odour and vermin nuisance as well as drainage and waste issues have been raised.
PUBLICITY AND REPRESENTATIONS
Neighbours notified by post 03/06/2010
Additional neighbour letters hand delivered 07/06/2010
Site notice displayed 07/06/2010
2 letters of objection have been received from:
· 8 Carshalton Road (residential property),
· Rear 28 Clevedon Road (Baxter Bros Confectioners).
Collectively the concerns raised are:
1. The welfare of the animals,
2. Disruption to flow of traffic and noise nuisance during loading/unloading of horse box,
3. Proposed use will attract vermin and horse flies that will migrate to surrounding area (especially the confectioners),
4. Area not suitable for stables given noise and traffic from nearby motor repair premises.
NATIONAL PLANNING POLICY AND GUIDANCE
None directly applicable.
SAVED POLICIES: BLACKPOOL LOCAL PLAN 2001-2016
AS1 - General Development Requirements
BH3 - Residential and Visitor Amenity
BH4 - Public Health and Safety
DE4 - Outside the defined Industrial/Business Estates
EMERGING PLANNING POLICY
Core Strategy Preferred Option (April 2010) -The Preferred Option draft of the emerging Core Strategy has recently been subject to a twelve week period of public consultation which closed at the end of July. The representations from this consultation exercise have been considered and the issues raised will be reported to a future meeting of the Council's Executive. The relevant policy is -
Policy S7 - Climate Change and Sustainable Development
ASSESSMENT
· The principle of the use and the suitability of the building for the proposed use as stables and landau storage
The suitability of the building as a stable was originally confirmed in a letter from the applicant’s vet (Peter Acton BVSc MRCVS) dated 4th November 2010. This view was supported by Lancashire County Council's Land Agent who was consulted on this occasion for his specialist land use knowledge and experience in dealing with stable applications. Both of the above considered the building to be well lit and ventilated, making the premises suitable for the stabling of horses.
As the building has been deemed fit for purpose and that the site is not protected for any other use, the principle of the proposed use is considered acceptable.
· Access to the site and highway safety
The Head of Transportation (Traffic Management) has no objection to the proposal. Given the frequency and times at which the site will be accessed, it is not considered that the proposed use would have significantly more of an impact on the flow of traffic or highway safety than any of the other existing commercial uses located at the rear of Clevedon Road.
· The impact of the use on the residential amenities of nearby neighbours
Environmental Protection have expressed the following concerns:
· Noise from animals and the associated movements in the evening.
· Odour from animal by-products and bedding.
· Waste – how will it be stored and removed?
· Drainage – how will the applicant ensure no waste materials are deposited into the main sewer?
· Vermin control – what systems and controls will be used to eradicate vermin?
In response to the concerns raised by Environmental Protection the applicant has agreed to:
· Install rubber matting topped with wood shavings throughout the building to reduce noise and soak up urine and other dampness.
· All windows are double glazed.
· Stables to be cleaned out daily with old shavings placed in a sealed plastic bin. These will be removed at least every other day.
· Internal drain to be fitted with a catch bucket to filter out deposits.
· Hay is delivered in sealed packaging, with wood shavings used for bedding. Straw (the main home for rats and mice) will not be used in this operation. However, should it be required a recognised pest control company will be employed.
In addition to the above it should be noted that the site is set within a collection of commercial buildings (e.g. car repairs) that already generate noise and odours.
However, in order to help control any potential noise nuisance associated with the use and movements, conditions are recommended should Committee be minded to grant permission that would restrict the hours of operation to between 08.30 hours and 22.30 hours, and the number of horses that can be stabled at the site be limited to four and landaus limited to two, in accordance with the details outlined earlier in this report.
· Other considerations
A number of the commercial units along the rear of Clevedon Road are currently vacant, as was the application site prior to its recent occupation. The proposed use will help bring a vacant building back into use.
CONCLUSION
The site's proximity to both residential properties and other commercial uses, along with the comments from Environmental Protection have been noted. However, given that the business operated during the illuminations period last year without complaint, and that the building has been confirmed as fit for purpose with the applicant taking steps to address the issues raised by Environmental Protection, it is suggested, on balance, that a temporary permission should be granted to allow the impact of the proposed stable and landau storage use to be monitored by the Council for a full season.
The applicant has formally agreed to the above suggestion of a temporary permission, and so any permission granted will be time limited to a period of one year.
LEGAL AGREEMENT AND/OR DEVELOPER FINANCIAL CONTRIBUTION
None.
HUMAN RIGHTS ACT
Under Article eight and Article one of the first protocol to the Convention on Human Rights, a person is entitled to the right to respect for private and family life, and the peaceful enjoyment of his/her property. However, these rights are qualified in that they must be set against the general interest and the protection of the rights and freedoms of others. The application is not considered to raise any human rights issues.
CRIME AND DISORDER ACT 1998
The contents of this report have been considered in the context of the Council's general duty, in all its functions, to have regard to community safety issues as required by section 17 of the Crime and Disorder Act 1998
ADDITIONAL BACKGROUND DOCUMENTS
None.
Recommended Decision: / Grant PermissionConditions and Reasons
1. / The use hereby permitted shall be discontinued on or before 31/01/2012.Reason: To enable the Local Planning Authority to assess the impact of the use on the surrounding area in the interests of residential amenity, in accordance with Policy BH3 of the Blackpool Local Plan 2001-2016.
2. / No movement of horses or landaus to or from the site shall take place between 22.30 hours and 08.30 hours the following day.
Reason: To safeguard the living conditions of the occupants of nearby residential premises, in accordance with Policy BH3 of the Blackpool Local Plan 2001-2016.
3. / Between the 1st March and 30th November each year, no more than four horses and two landaus shall be kept on site at any one time.
Reason: To safeguard the living conditions of the occupants of nearby residential premises, in accordance with Policy BH3 of the Blackpool Local Plan 2001-2016.
REASONS FOR RECOMMENDED DECISION
1 / The temporary use proposed has been considered in relation to Policies BH3, BH4, AS1 and DE4 of the Blackpool Local Plan 2001 - 2016 and is in accordance with those policies and there are no other material considerations which weigh sufficiently against the proposal such as to warrant refusal.Advice Notes to Developer
1. / Please note this approval relates specifically to the details indicated on the approved plans and documents, and to the requirement to satisfy all conditions of the approval. Any variation from this approval needs to be agreed in writing by the Local Planning Authority prior to works commencing and may require the submission of a revised application. Any works carried out without such written agreement or approval would render the development as unauthorised and liable to legal proceedings.COMMITTEE DATE: 31/01/2011
Application Reference: / 10/1262WARD: / Ingthorpe
DATE REGISTERED: / 25/11/10
LOCAL PLAN ALLOCATION: / Main Industrial / Business Area
APPLICATION TYPE: / Full Planning Permission
APPLICANT: / Blackpool Council
PROPOSAL: / Re-cladding of existing building frame with roller shutters to end elevations, external siting of 4 storage containers, erection of 8 metres high lighting column and use of site as a household waste processing and re-cycling facility with associated car parking, access/egress and servicing area.
LOCATION: / LAND ADJACENT TO BLACKPOOL COUNCIL HOUSEHOLD WASTE RECYCLING CENTRE, BRISTOL AVENUE, BLACKPOOL, FY2 0JG
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CASE OFFICER
Mr M Eastaugh
SITE DESCRIPTION
The application site is adjacent to the Council’s Household Waste Recycling Centre on Bristol Avenue and falls within the Moor Park/Bristol Avenue Industrial/Business area where permitted uses include offices, research/development, light/general industry and warehousing as designated in the Blackpool Local 2001-2016. To the immediate north of the site is additional Industrial/Business land, with residential properties beyond this (Oakmoor Avenue is approx 40 metres due north of the northern most boundary of the application site). To the south of the site, on the opposite side of Bristol Avenue there is an electrical sub station and the former TVR building which has, in part, been subdivided into various uses, some industrial (e.g. MOT and car repair) and some recreational (e.g. gymnasiums). To the east of the site there are offices.