2008/0051 / MrAPark / Mr W Woodhouse
WARD/PARISH: / CASE OFFICER: / DATE RECEIVED:
Parkside / Barry Jesson
01229 876323 / 21/01/2008
STATUTORY DATE:
16/03/2008
LOCATION:
Land adj to 32-34Furness Park Road,Barrow-in-Furness
PROPOSAL:Erection of a two storey building containing two flats, one on the ground floor and one on the first floor (Outline)
SAVED POLICIES OF THE FORMER LOCAL PLAN:
POLICY B3
Applications for residential development on unallocated sites will be permitted where they accord with the sequential approach of the Structure Plan and also satisfy the following criteria:
i) The site is located within the built up area of existing settlements or the development cordons identified in Policy B13; and
ii) The siting, scale, layout and design (in the materials and form of the buildings) of the development is sensitive to the local environment, it promotes the principles of ‘Secure by Design’ and adequate parking provision is made; and
iii) Adequate access arrangements can be provided, including servicing the site by the public transport and by cycle routes; and
iv) The development is laid out in a way that maximises energy efficiency; and
v) The development will not result in the loss of land which has a recognised or established nature conservation interest; and
vi) The development must not cause an undue increase in traffic passing through existing residential areas such as to be detrimental to residential amenity or highway safety; and
vii) Adequate water supplies, foul and surface water sewers and sewerage treatment facilities exist or can be provided; and
viii) 'A risk-based approach will be adopted for development in or affecting flood risk areas to minimise the risk of flooding associated with the site and the potential effect development of the site might have elsewhere through increased run off or a reduction in the capacity of flood plains. This shall be in accordance with the sequential characterisation of flood risk set out in Table 1 of Planning Policy Guidance Note 25 'Development and Flood Risk; and
ix) Where contamination is suspected, a desk study is undertaken and if necessary a site investigation is undertaken and remediation strategy submitted.
POLICY B5
Within the urban boundaries of Barrow and Dalton applications for new dwellings or conversions of existing buildings on suitable brownfield sites in residential areas or on the peripheries thereof will be permitted provided the design, siting, layout and access arrangements are satisfactory. This means that the development must also satisfy the criteria of Policy B3. This Policy will also apply to land currently or last used for employment purposes or with planning permission for employment use where the proposal involves the provision of housing for which a specific need has been identified and where the location is considered suitable by the Authority, or such housing is mixed with employment uses, or the existing use is an un-neighbourly or non-conforming one by reason of excessive traffic generation, noise or disturbance to local amenity.
SUMMARY OF MAIN ISSUES:Constraints of small brownfield plot overcome by design ensuring no loss of amenity for neighbours. On-street parking available.
NON MATERIAL CONSIDERATIONS:Loss of view.
REPRESENTATIONS:The Occupiers of 191, 193, 195, 197, 122, 124, 126, 128, Furness Cricket Club, Oxford Street, 27, 29 Coniston Road, 28, 30, 32-34, 33 Furness Park Road, Barrow in Furness all informed.
The Occupier, 124 Oxford Street, Barrow in Furness
“I have to register a complaint on this idea. I have taken advice on this issue and was informed that alterations and building on this small space, amounts to over development and overcrowding on this site. There can only be my objection because the tenant of the flat below me died at Christmas.
However, whoever takes the flat 122 will not be happy about his or her view will be obstructed.
The said proposed new building will be inches away from my back garden affording me no privacy when I am out there in the summer and as I am in poor health and cant walk for long it will take away my time in the sunshine. I am sorry I have written this badly but I have to post it in time for you to get it at your office.
If the project does go ahead it will mean I have to move form the home I have lived in for thirty years. I could not get away from the noise and filth. Such buildings would make it impossible to get peace in my living room and back bedroom so I must leave, which idea frightens me considerably”.
The Occupier, 124 Oxford Street, Barrow in Furness
“I wish to attend the proposed committee meeting. I would like to be allowed to speak at said meeting. Please inform me of the time and place of the meeting”.
CONSULTATIONS:Cumbria Highways
“The applicant should complete the attached transport form.
The applicant should provide a plan indicating where the parking referred to in the letter will be located a parking space must measure 2.4 x 4.8 metres”.
United Utilities
“I have no objection to the proposal.
A separate metered supply to each unit will be required at the applicant's expense and all internal pipework must comply with current water supply (water fittings) regulations 1999.
Should this planning application be approved, the applicant should contact our Service Enquiries on 0845 7462200 regarding connection to the water mains/public sewers”.
OFFICERS REPORT:The application is to construct a two storey building on a small parcel of land between 32/34 Furness Park Road and 122/124 Oxford Street, to provide 2 no. 1 bedroom flats. The application would have been dealt with under delegated powers but for a late objection.
The current use of the parcel of land is as a garden, serving the former laundrette and flats above. It is therefore regarded as brownfield and represents an opportunity for redevelopment within the urbanised area. The present state of the garden is overgrown and has the potential for tipping/littering etc.
The proposed building will be simple in form, designed to harmonise with the existing buildings in appearance and materials, including a slate roof. Whilst appreciating that the plot of land is small, the design demonstrates that it is feasible to site a building of such scale without compromising the amenities of the adjoining residents. Privacy is not diminished; the side elevations will be blank but for two bathroom windows in the east elevation, and one small window on the west elevation serving a hallway. The bathroom windows are conditioned to ensure obscured glazing is installed. With this in mind, I believe it conforms to saved policies B2 and B4 of the former Local Plan.
No off-street parking is proposed as the constraints of the plot do not allow for it. However, I do not feel this will place a significant strain on existing on-street parking levels as the proposed flats only contain 1 bedroom, and Oxford Street has large areas of unrestricted parking. The scale of the development is such that it will not significantly increase existing traffic levels. The existing flats adjacent to the application site are also reliant upon on-street parking as the rear garages appear to be inadequate in size and potentially inaccessible. Furthermore, the building would be within 50 yards of a bus route into the town centre, providing a more sustainable means of transport than sole reliance on motor cars.
The objection received states that it will result in over development of the plot and would result in a loss of views. The latter is not a material planning consideration, though in any case I do not feel any views would be lost given the positioning of the building. The building will in-fill the existing garden between the two buildings at present, but this space currently does not offer any amenity value for the public, nor is it required for separation for privacy reasons. No privacy/sunlight issues are apparent and circulation space will exist to the side and rear of the proposed structure. Bin storage will be incorporated within the rear courtyard. Having considered the issues raised in the letter and the points stated above, I do not feel it could be constituted as overdevelopment of the site, as no adverse impacts are caused.
RECOMMENDATION:I recommend that planning permission be GRANTED subject to the Standard Duration Limit and the following condition:
Condition No. 2
Prior to the beneficial occupation of the development the bathroom windows in the eastern elevation must be permanently fitted with manufacturers obscure glazing of an obscurity rating of no less than level 4 from the Pilkington glass range (or an equivalent range and rating subject to prior agreement with the Planning Authority) and thereafter retained unless the Planning Authority gives prior written consent to any variation.
Reason
In order to protect the residential amenities of neighbouring properties from overlooking or perceived overlooking.
Reason for Approval
The development hereby approved has been assessed against the Development Plan for the area, specifically saved policies B2 and B4 and material considerations, including third party representations. The Planning Authority concluded that the development, subject to the conditions imposed, would accord with the Development Plan and there were no other material considerations to justify a refusal of permission.
PLAN NUMBER: / APPLICANT: / AGENT:2008/0141 / BAE Systems (Submarines) / Mr S Robson
BAE Systems (Submarines)
WARD/PARISH: / CASE OFFICER: / DATE RECEIVED:
BarrowIsland / Jason Hipkiss
01229 876485 / 30/01/2008
STATUTORY DATE:
29/04/2008
LOCATION:
BAE Systems,Bridge Road,Barrow-in-Furness
PROPOSAL:Erection of an industrial building to create 'Central Assembly Shop' (resubmission in a revised form of 07/0729 with deletion of 'UPF' building, revised layout and position of CAS, and reduction in building height by 6 metres)
SAVED POLICIES OF THE FORMER LOCAL PLAN:
POLICY A5
In the urban areas of Barrow and Dalton, outside the locations listed in Policies A1 and A2, industrial, storage and similar development (B1, B2 and B8 uses) will be allowed where proposals, in addition to criteria a) - f) inclusive, of Policy A4 do not conflict with other Local Plan policies and are conveniently accessible by public transport services and cycle routes. Where this involves conversions within town centres and conservation areas the Council will expect any conversion to respect the character of the building, particularly with respect to the treatment of doors and windows.
POLICY D58
New development within the vicinity of residential areas, schools, hospitals and offices must not generate noise above the existing background levels, as measured in accordance with the positions, times and methods agreed beforehand with the Authority.
POLICY E16
Secure cycle parking provision, in accordance with the Council’s adopted guidelines, will be required in all new car parks, particularly those associated with employment, retail, leisure and educational developments. Also the Authority will favour the provision of shower facilities at employment-generating developments.
POLICY E17
Where feasible the Council will require new development schemes to contribute to an improvement in conditions for pedestrians, with the objective of increasing journeys on foot, reducing car dependence and improving the environment. The facilities that are created must provide quick, direct routes that are adequately lit and properly surfaced to ensure the safety of users.
SUMMARY OF MAIN ISSUES:This resubmission has been prompted by a operational decision to partially manufacture off site, with a significant reduction in built development. Environmental protection measures are still appropriate, as is an additional requirement for transport management of the likely abnormal loads.
NON MATERIAL CONSIDERATIONS:REPRESENTATIONS:
The Occupiers of 11, 12, 25, 26, 27 Stanley Road, 1 – 12 (inclusive) Ivy Avenue, 2 – 60 (evens) 62 – 64 Cameron Street, 1 – 25 (inclusive), 28 – 39 (inclusive) Ferry Road, 2 Farm Street, Ground Floor Flat & First Floor Flat 1A, Ground Floor Flat & First Floor Flat 1B, St Patricks Road, Ground, 2 St Patricks Road, 2 Back Ferry Road, 10C – 10L (inclusive), 11C – 11J (inclusive) 12C – 12J (inclusive), 13C – 13J (inclusive), 14A – 14J (inclusive) 121, 10, Devonshire Buildings, Buxton Street, St Patricks Presbytery, Michaelson Road, 1 – 4 (inclusive) Michaelson Villa, Michaelson Road, 35 Michaelson Road, Barrow-in-Furness all informed.
The Occupier, 22 Ferry Road, Barrow-in-Furness
“I believe this new construction will cause more disruption-noise and traffic problems along Bridge road there is already a large increase in HGV traffic for the dock project and with BAE closing the road at the drop of a hat with no word or warning to the residents of the ferry road triangle this project is just going to make matters worse.
I work as a train driver at barrow and need to get to work on time or trains are delayed, as BAE close Bridge road with no warning I have been late on a number of occasions now causing delays to train services from Barrow.
Can BAE give us a weekly diary as to when they will close the road
(ie, DAYS AND TIMES for ANY load big or small or look to moving loads internally instead of on public roads (ie, MAKE there own road network within there own boundaries) after all BAE DO NOT OWN Barrow island or the public roads, EVEN IF THEY THINK THEY DO.”
CONSULTATIONS:Anne Pearson, Environmental Health – No response received.
Graham Barker, Environmental Health
“1.Before development is commenced, a scheme shall be submitted to and approved in writing by the planning authority making provision for a Construction Method Statement to control any adverse impact of the construction stage of the development upon the amenity of the public and nearby occupiers. The Construction Method statement shall include details of:
i. Dust management controls;
ii. Measures for minimising the impact of noise and vibration arising from construction activities;
iii. Predicted noise and vibration levels for construction using methodologies agreed with the planning authority;
iv. A scheme for monitoring noise and vibration levels using methodologies agreed with the planning authority;
The development shall thereafter be carried out in accordance with the approved scheme and statement.
Construction Phase:
Limited Hours of piling operations to:
8:00am - 6:00pm Monday to Friday ONLY
Limited Hours of noisy construction works to:
7:00am - 7:00pm Monday to Friday
8:00am - 1:00pm Saturday
No noisy activities on Sunday or Bank Holidays.
'Noisy Construction' is defined as audible or perceived at any noise sensitive dwelling.
2.Noise from the development must not cause the existing background noise level (measured as the LA90(10 minutes) to be exceeded at any neighbouring noise sensitive locations. Tonal noise will result in a 5dB addition to that noise (Definition in: Appendix E “Noise Procedure Specification, Publication 140”, The Engineering Equipment and Materials User Association). [Note: the noise is measured 3.5m from any reflective surface, other than the ground, at a height of between 1.2 and 1.5m.]”
Hannah Gee, Environmental Health
“There is no objection to the application in principle however, due to the historic potentially contaminating land-uses of the area in question I would recommend that before development begins a Stage One Desk Study, Site Walkover and Preliminary Risk Assessment be undertaken to establish the risk from potential on-site contamination via a conceptual model.
If the Study One Assessment identifies the likelihood of contamination a Stage Two Intrusive Investigation and Detailed Risk Assessment should be carried out to establish the degree and nature of the contamination and its potential to pollute the environment or cause harm to human health.
If remediation measures are necessary they will be implemented in accordance with the assessment and the satisfaction of the Local Planning Authority and will be followed by a validation report, which will be agreed upon before development commences.”
Cumbria Archaeologist
“I understand that the majority of the archaeological work has been completed on site, but we have yet to receive the subsequent archaeological reports.
Therefore, comments made in a letter dated 12 June 2007 concerning an earlier application on the site (2007/0729) are still considered appropriate so that the outstanding archaeological work can be completed.”
Walney Airfield – No response received.
United Utilities
“I have no objection to the proposal provided the site is drained on a separate system, with only foul drainage connected into the foul sewer. Surface water should discharge to the watercourse/soakaway/surface water sewer and may require the consent of the Environment Agency. If surface water is allowed to be discharged to the public sewerage system we may require the flow to be attenuated to a maximum discharge rate determined by United Utilities. All surface water drains must have adequate oil interceptors.
All fuel and chemical storage tanks must have adequate bund walls without outlets. The bund must be capable of holding more than the largest tank within it. Discharges from yard storage areas, vehicle washing areas, loading and unloading areas and any other areas likely to be contaminated by spillage should be connected to the foul sewer. They may be regarded as trade effluents and may require the formal consent of this Company. If this proposal results in a trade effluent discharge to a public sewer, the applicant may need Trade Effluent Consent. The applicant must discuss this with our Regulatory Controller, (Tel No: 01228 610142) to determine whether consent would be granted.
A separate metered supply will be required at the applicant’s expense and all internal pipework must comply with current water supply (water fittings) regulations 1999. “
BAE Systems, Nuclear Emergency Planning – No response received.
Cumbria Highways, M Goodwiell, Policy section – No response received.
Cumbria Highways – L Dodds
“A full transport assessment is required prior to this application being determined.”
Simon Lloyds – No response received.
HSE – No response received.
Environment Agency
“The Environment Agency has considered the proposal and wishes to comment as follows:
Potential contamination
We are presently corresponding with your Council on application no. 44/07/0729 with regard to contamination issues and the discharging of Condition No. 3 of the planning permission (our latest letter dated 29 February 2008). The comments are still therefore relevant to this revised application.