Agenda item

Proposed building of an additional dwelling attached to the former Junction Hotel.

Proposed building of an additional dwelling attached to the former Junction Hotel JUNCTION HOTEL 63 ROSEGROVE LANE BURNLEY

Agent: Hindley Designs

Applicant: ALB Properties

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

1.    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

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 not be carried out other than to the approved drawings and the specifications as indicated thereon except where modified by the conditions of this consent. The approved drawings are: Proposed Site and Parking Plan Rev B (1:200 Scale); Proposed Elevations 1 of 2 Rev B (1:100 Scale); Proposed Elevations 2 of 2 Rev B (1:100 Scale); Proposed Ground Floor Plan Rev C (1:50 Scale); and Proposed First Floor Plan Rev B (1:50 Scale) received 11 February 2021.

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

3.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and/or re-enacting that Order), there shall be no more than one bedroom in the development hereby approved at any point without the express permission in writing of the council.

Reason: To ensure that the parking demand generated by the dwelling hereby approved can be adequately accommodated on site and not to the detriment of highway safety in accordance with Policies IC1 and IC3 of Burnley's Local Plan (July 2018).

4.    Prior to the commencement of any development above slab level, details and representative samples of the external materials of construction to be used on the walls and roof of the development shall be submitted to and approved in writing by the Local Planning Authority. All works shall be undertaken strictly in accordance with the details as approved.

Reason: To ensure a satisfactory appearance to the development, in accordance with Policies SP5 and HS4 of Burnley’s Local Plan (July 2018).

5.    The development hereby approved shall not be occupied until its associated refuse and recycling storage has been provided and is available for use in accordance with the details as indicated on the approved plans. The refuse and recycling storage facilities shall thereafter be retained at all times.

Reason: To ensure adequate refuse and recycling storage for the approved dwelling in order to cater for the needs of the development and to protect the visual amenities of the area, in accordance with Policy SP5 of Burnley's Local Plan (July 2018).

6.    The development hereby permitted shall not be commenced until a landfill gas investigation and report which demonstrates that the development can be safely undertaken and occupied has been submitted to the Local Planning Authority. The report shall be prepared by a competent consultant, experienced and specialising in the assessment and evaluation of Landfill Gas migration. The investigation report shall:

i)             Describe the methodology, techniques and equipment and circumstances of the survey and set out final conclusions and recommendations to the results and findings of tests and investigations.

ii)             Advise on any remedial measures which demonstrate that the development can be safely undertaken and occupied. If remediation measures are recommended as a result of the investigations, these measures shall be incorporated into the development before it is first occupied.

Reason: To ensure that the development can be undertaken and occupied in a safe and secure manner given the proximity of the development to a landfill site which is known to be producing landfill gas, in accordance with policy NE5 of Burnley’s adopted Local Plan (July 2018).

7.    The development hereby permitted shall not be commenced, including any works of demolition or site clearance, until a Construction Management Plan or Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The Plan/Statement shall provide for:

i)             the parking of vehicles of site operatives and visitors;

ii)            loading and unloading of plant and materials;

iii)           measures to protect vulnerable road users (pedestrians and cyclists);

iv)           the erection and maintenance of security hoarding where appropriate;

v)            wheel washing facilities and measures to control the emission of dust and dirt;

vi)           details of a scheme for recycling/disposing of waste; vii) delivery and construction working hours; and viii) contact details for the site manager. The approved Construction Management Plan or Construction Method Statement shall be adhered to throughout the construction period for the development.

Reason: In the interests of highway safety in accordance with policies

IC3 and SP5 of Burnley’s adopted Local Plan (July 2018).

8.    For the full period of construction, facilities shall be available on site for the cleaning of the wheels of vehicles leaving the site and such equipment shall be used as necessary to prevent mud, stones and debris being carried onto the highway. The roads adjacent to the site shall be mechanically swept as required during the full construction period.

Reason: To prevent stones and mud being carried onto the public highway to the detriment of road safety in accordance with policies IC3 and SP5 of Burnley’s adopted Local Plan (July 2018).

9.    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, shall be carried out only between 0800 hours and 1700 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. Deliveries associated with the construction of the development shall only be accepted between the hours of 9.30am and 2.30pm Monday – Friday, to avoid peak traffic on the surrounding highway network.

Reason: To safeguard the amenities of nearby residents and in the interests of highway safety in accordance with Policies SP5 and IC1 of Burnley’s Local Plan (July 2018).

10.The surface water from the driveway hereby approved should be collected within the site and drained to a suitable internal outfall. Prior to commencement of the development details of the drainage strategy shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and maintained throughout the lifetime of the development, unless otherwise agreed in writing with the local planning authority.

     Reason: To prevent water from discharging onto the public highway in 

     the interests of highway safety in accordance with Policies SP5 and IC1

     of Burnley’s Local Plan (July 2018).

11.The development hereby approved shall not be occupied until the car/vehicle parking area shown on the approved plans has been completed. The parking area shall thereafter always remain available for parking of vehicles associated with the dwelling. The vehicle parking area must be properly consolidated and surfaced in bound porous materials, and subsequently maintained in good working order at all times thereafter for the lifetime of the development.

Reason: To ensure satisfactory levels of appropriately constructed off-street parking are achieved and adequate parking provision is retained within the development and to avoid unnecessary parking on the highway to the detriment of highway safety in accordance with Policies SP5 and IC1 of Burnley’s Local Plan (July 2018).

12.The development hereby approved shall not be occupied until the footway has been reinstated to full kerb height, where any vehicle crossover are redundant, in accordance with the Lancashire County Council Specification for Construction of Estate Roads, to be retained in that form thereafter for the lifetime of the development.

Reason: To maintain the proper construction of the highway and in the interest of pedestrian safety in accordance with Policies IC1 of Burnley’s Local Plan (July 2018).

13.The development hereby approved shall not be occupied until the surface of the back street leading from the site to its junction with Duncan Street has been suitably upgraded to accommodate frequent vehicle use.

Reason: To ensure appropriate provision for vehicles accessing the parking space hereby approved in accordance with Policy IC3 of Burnley’s Local Plan (July 2018).