Agenda item

Full Planning Application – Change of use of Ground Floor from hairdressers (Class A1) to coffee shop and bar (Class A4) and offices (Class A2) – 32 Manchester Road, Burnley.

Decision: That planning permission be granted subject to the following conditions:

1.The development must be begun within three years of the date of this decision

Reason: 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. The development hereby permitted shall be carried out in accordance with the following approved plans: Drawing No. MJ02 (Floor Plans at 1:30 dated 30.07.20) received on the 20th August 2020.

Reason: To ensure the development is implemented in accordance with the approved plans and to avoid ambiguity

3. Prior to the commencement of the development hereby approved, an assessment of the noise from the Class A4 use on the neighbouring occupiers, shall be submitted to and approved in writing by the Local Planning Authority. The submitted noise assessment shall include recommendations for addressing and mitigating against any identified potential noise including the impact of amplified/live music on the occupiers of the upper floors of the building. The approved noise assessment and recommendations shall thereafter be carried out during the conversion of the premises and shall be completed prior to any part of the development being first brought into use or occupied. The approved noise mitigation measures shall thereafter be retained at all times.

Reason: To ensure adequate mitigation against potential noise to neighbouring occupiers and to ensure that the use hereby permitted does not lead to any significant increase in town centre noise and disturbance, in order to satisfactorily safeguard the amenities of residents in the town centre neighbouring occupiers, in accordance with Policy SP5 of Burnley's Local Plan (July 2018). The noise assessment is required to be submitted prior to the commencement of development in order to ensure that any insulation or other mitigation can be carried out at the appropriate stage in the course of the development.

4. Notwithstanding the plans hereby approved, prior to the development being brought into use a scheme for the storage of refuse and recycling shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out in full as approved prior to first occupation of the development and the refuse store and area/facilities allocated for storing of recyclable materials shall be completed in accordance with the approved plans and thereafter be retained for use at all times. No refuse or recycling material shall be stored or placed for collection on the adopted highway (including the footway), except on the day of collection. 

Reason: To ensure the provision of adequate facilities for the storage of refuse and recycling; safeguard the amenity of the occupiers of adjoining premises; prevent any obstruction on the highway and to comply with Policy SP5 of Burnley’s Local Plan (July 2018).  

5. Prior to the preparation and cooking of any hot food on the premises in association with the use hereby permitted, equipment for the collection and dispersal of cooking fumes shall be installed and available for use in accordance with a scheme which shall be first submitted to and approved in writing by the Local Planning Authority. The approved scheme shall thereafter be maintained in good working order in accordance with the manufacturer's instructions and available for use at all times

Reason: As insufficient information has been submitted and to protect the surrounding environment, including occupiers of nearby premises from nuisance from cooking odours in accordance with Policy SP5 of Burnley's Local Plan (July 2018).

6. Unless otherwise approved in writing by the Local Planning Authority, all works and ancillary operations in connection with the construction of the development, including the use of any equipment or deliveries to the site, shall be carried out only between of 07:00hrs to 19:00hrs hours on Mondays to Fridays and between 0800 hours and 1300 hours on Saturdays and at no time on Sundays, Bank Holidays or Public Holidays. Where permission is sought for works to be carried out outside the hours stated, applications in writing must be made with at least seven days’ notice to the Local Planning Authority.    

Reason: To safeguard the local amenity of the site within the town centre in accordance with Policies SP5 and TC5 of Burnley's Local Plan (July 2018).

Informative This permission does not give consent to any advertisement intended to be displayed on the site for which separate express consent may be necessary under the Town and Country Planning (Control of Advertisements) Regulations 2007.