Agenda item

Demolish office building, convert former workshop to 10 flats with attached dwelling and formation of associated car park

Full Planning application

Demolish office building, convert former workshop to 10 flats with attached dwelling and formation of associated car park

FORMER OFFICE BUILDING WYTHAM STREET & WORKSHOP & ADJ HOUSE ON ALBION STREET  PADIHAM

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

Conditions:

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

2.                The development hereby permitted shall be carried out in accordance with the following approved plans:  1812/100.01 (1:1250 location plan), 1812/100.02 (1:500 site plan), 1812/201.02RevD, 1812/201.03 and 1812/202RevB, received on 6 August 2018; and, 1812/207Rev A, 1812/201.01RevE and 1812/208RevA, received on 1 November 2018.

3.                The external materials of construction to be used on the walls and roof of the development shall be as indicated on the approved plans and application forms unless any variation is otherwise previously agreed in writing by the Local Planning Authority.

4.                No development shall be commenced until a scheme of off-site works of highway improvement has been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall provide for the following: - footway re-instatement at former vehicular crossings, including a link to Brook Street; the construction of footway on Brook Street following the demolition of the existing office building; and, street lighting around the application site to include the lighting of the pedestrian access to the rear of the approved car park and the rear entrance of the main building.

5.                No flat or dwelling shall be first occupied until the scheme approved under condition 4 has been carried out and completed in accordance with the approved details.

6.                The car park hereby approved shall be used as a private car park by residents/visitors of the approved development only.

7.                No flat or dwelling hereby approved shall be first occupied until the approved car park has been constructed, surfaced, marked out and is available for use in accordance with the approved plans.  The car park shall thereafter be retained and remain available for use at all times for parking by residents/visitors of the approved development.

8.                No flat hereby approved shall be first occupied until the screened refuse and recycling storage facility for the approved flats has been constructed, completed and is available for use in accordance with the approved plans.  The approved refuse and recycling storage facility shall thereafter be retained and remain available at all times for use by the approved flats.

9.                Prior to the commencement of development, an intrusive investigation shall carried out by a suitably competent person(s) in accordance with the submitted Phase I Geo-Environmental Site Assessment  (report prepared by e3p, reference 11-617-r1, dated December 2016) to further assess the extent of contamination likely to affect all receptors at end-use and a written report, detailing the findings of the investigation, assessing the risk posed to receptors by contamination and proposing a remediation scheme, including a programme for implementation, shall be submitted to and approved in writing by the Local Planning Authority.   Remediation work shall thereafter be carried out and completed in accordance with the approved scheme and evidence verifying these works, including validation certificates, shall be submitted to and approved in writing by the Local Planning Authority before any flat or dwelling is first occupied.

                   In the event that previously unidentified contamination is discovered during intrusive investigations, or site works, it must be reported in writing immediately to the Local Planning Authority and a further investigation and risk assessment shall be undertaken to determine the extent of contamination.  A report of the investigation, including any additional remediation scheme required shall be submitted to the Local Planning Authority for approval before works continue. Once remedial works have been completed, a verification report shall then be submitted to and approved in writing by the Local Planning Authority prior to any part of the approved development being first occupied.

10.              The development shall be carried out and completed in full accordance with all the recommendations contained within the Flood Risk Assessment submitted with the application (prepared by the Alan Johnston Partnership LLP, reference 218-072, ASP-AJP-ZZ-XX-RP-C-3000, dated 1 March 2018).

11.              All planting, seeding or turfing comprised in the approved details of landscaping, as indicated on drawing number 1812/207RevA, shall be carried out in the first planting and seeding seasons following the first occupation of any flat or dwelling or the completion of the development, whichever is the sooner; and any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written approval to any variation.

12.              During the construction phase of the development, no construction work or use of machinery or deliveries to the site shall take place on Sundays and Bank/Public Holidays or outside the hours of 08:00 and 18:00 hours Monday to Friday and 08:00 and 13:00 hours on Saturdays.

Reasons:

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

3.                To ensure a satisfactory appearance to the development, in accordance with Policy SP5 of Burnley's Local Plan (July 2018).

4.                To ensure the appropriate making up of defunct vehicular crossings and provision of continuous footways on Brook Street/Albion Street and provision of a safely lit pedestrian route around the site, in order to meet the needs of the occupiers of the approved development and to ensure adequate highway safety, in accordance with Policy IC1 of Burnley's Local Plan (July 2018).  The scheme is required prior to the commencement of development to ensure that acceptable works can be agreed before works start and can then be implemented at an appropriate stage in the development.

5.                To cater for the traffic generated by the development in order to provide acceptable conditions in respect of highway safety, in accordance with Policy IC1 of Burnley's Local Plan (July 2018).

6.                To ensure the satisfactory implementation of the proposal and the provision of adequate off-street parking to meet the needs of the development, in accordance with Policy IC3 of Burnley's Local Plan (July 2018).

7.                To ensure adequate off-street parking to meet the needs of the development and to avoid excessive on-street parking at a location where there is already a significant reliance on on-street parking, in accordance with Policy IC3 of Burnley's Local Plan (July 2018).

8.                To ensure adequate refuse and recycling storage for the approved flats 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).

9.                In order to deal appropriately and safely with the risks posed to the site and for future users from past industrial uses, in accordance with Policy NE5 of Burnley's Local Plan (July 2018).  The site investigation, report and remediation scheme are required prior to the commencement of development to ensure that any mitigation measures that are found to be necessary through the investigation can be carried out at the appropriate stage in the development process.

10.              To ensure that the development does not pose an unacceptable risk to flooding for occupiers of the development or elsewhere, in accordance with Policy CC4 of Burnley's Local Plan (July 2018).

11.              In order that the landscaping works contribute to a satisfactory standard of completed development and its long term appearance harmonises with its surroundings, in accordance with Policies HS4 and SP5 of Burnley's Local Plan (July 2018).

12.              To protect the amenities of local residents, in accordance with Policy NE5 of Burnley's Local Plan (July 2018).