The Transport and Highways Impacts of the Development

Report to be read in conjunction with the Decision Notice.
Application Ref: / 3/2017/0599 /
Date Inspected: / N/A
Officer: / VW
DELEGATED ITEM FILE REPORT: / APPROVAL
Development Description: / Change of Use from an office to a residential dwelling.
Site Address/Location: / 33 Salthill Road Clitheroe Lancashire BB7 1NU
CONSULTATIONS: / Parish/Town Council
No representations have been received in respect of the proposed development.
CONSULTATIONS: / Highways/Water Authority/Other Bodies
LCC Highways:
Concerns raised over the gated access
CONSULTATIONS: / Additional Representations.
No representations have been received in respect of the proposed development.
RELEVANT POLICIES AND SITE PLANNING HISTORY:
Ribble Valley Core Strategy:
Policy DMG1: General Considerations
Relevant Planning History:
3/2012/1116:
Change of Use from residential dwelling house (C3 Class) to offices (B1 Business)
ASSESSMENT OF PROPOSED DEVELOPMENT:
Proposed Development for which consent is sought:
This application seeks the Council’s determination as to whether prior approval of the highway impacts, contamination implications and flood risks would be required for the change of use of 33 Salthill Road, Clitheroe.
Whether the Proposal would be Permitted Development under Class O:
Class O of the Town and Country Planning (General Permitted Development) (England) Order 2015 states that:
“Development consisting of a change of use of a building and any land within its curtilage from a use falling within Class B1(a) (offices) of the Schedule to the Use Classes Order, to a use falling within Class C3 (dwellinghouses) that Schedule.”
Is not permitted if:
(a)the building is on article 2(5) land and an application under paragraph O.2(1) in respect of the development is received by the local planning authority on or before 30th May 2019;
(b)the building was not used for a use falling within Class B1(a)(offices) of the Schedule to the Use Class Order –
(i)on 29th May 2013, or
(ii)in the case of a building which was in use before that date but was not in use on that date, when it was last in use;
(d)the site is, or forms part of, a safety hazard area;
(e)the site is, or forms part of a military explosives storage area;
(f)the building is listed or is within the curtilage of a listed building; or
(g)the site is, or contains, a scheduled monument.
The building that is the subject of this application is not located on article 2(5) land and the LPA are of the opinion that the proposal satisfies the above criteria of Class O, and is therefore permitted development.
Conditions
Paragraph O.2(1) states that Development under Class O is permitted subject to the condition that before beginning the development, the developer must apply to the local planning authority for a determination as to whether the prior approval of the authority will be required as to -

The transport and highways impacts of the development

The building was previously used as C3 Residential Dwelling and therefore has not been any significant changes. However, Highways did raise a concern that there was not enough parking for 3 vehicles due to the gated access. As a result, the gated access would need to be removed in order for the garage to be accessible. Any approval of this scheme would require a condition to ensure that the access remains ungated.

The contamination risks on the site

The Council’s Contaminated Land Officer has raised no concerns.

The flooding risks on site

The proposal site is not located in a flood risk zone and therefore does not raise any concerns

Impacts of noise from commercial premises on the intended occupiers of the development

The surrounding area is of residential use and therefore would not raise any concerns as it is considered that noise is unlikely to be an issue.
RECOMMENDATION: / That prior approval be granted.