2008/0661 / Mr A Wilson / Mr W Woodhouse
WARD/PARISH: / CASE OFFICER: / DATE RECEIVED:
Hindpool / David Kitts
01229 876440 / 16/06/2008
STATUTORY DATE:
10/08/2008
LOCATION:
99 Chatsworth Street, Barrow-in-Furness
PROPOSAL:Erection of a steel framed building for commercial garage use and alterations to site
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.
Housing Chapter Alteration
Table 3: Uncommenced allocations from the existing Local Plan
Site / Status / Reason(s) for not coming forward for developmentChatsworth Street / Brownfield / Fragmented Ownership makes it difficult to assemble the whole site. Would be a suitable housing site if land assembly could be achieved.
SUMMARY OF MAIN ISSUES:
Steel framed building to replace existing buildings that will be converted to supporting uses (reception and office space). Issues regarding parking, intensification of use, housing and noise are addressed.
NON MATERIAL CONSIDERATIONS:REPRESENTATIONS:
The Occupiers of A & B Services, 72, 74, 76, 78, 80, 82, 84, 86, 90, 92, 94, 96, 98, 97, 99, 100, 102, 104, 106, 108, 110, 112, 114, 115, 116, 117, 119 Chatsworth Street, 170, 172 Hartington Street, Steelview, The Bungalow, Landscape House, Bath Street, Discount Beds, Walney Road, 9/11 Buccleuch Street, Barrow in Furness all informed.
The Occupier, 108 Chatsworth Street
“It must not be forgotten that Chatsworth Street is also a residential street. My main concern over this application is the increased volume of traffic, pollution and noise extending this business will generate.
It is obvious from the size of this proposal the intention is to vastly increase the volume of business, which in this case means increasing the number of cars along Chatsworth Street.”
The Occupier, 104 Chatsworth Street, Barrow in Furness
“I strongly object to the planning application to build a steel framed building as an extension to pre existing garage workshops @ No 99 Chatsworth St. When I moved into this property in 1967,it was a residential area, not an industrial estate as it is fast becoming. I feel that my quality of life is being affected due to (a) restricted views from my home (a large garage stuck directly in front of my window) and (b)rental vans-recovery vehicles-delivery vehicles-vehicles awaiting service or repair and recently numerous taxi cars presumably linked to the garage, the greater majority of which conveniently parked in front of or in close proximity to my house. I can only envisage a deterioration in my situation if this planning application is granted and an even bigger eyesore blotting out my view from my front window. My final concern would be that if this building was sited as planned, what would the effect be on the future value and saleability of my home”.
The Occupier, 115 Chatsworth Street
“I am opposing this most strongly the road is already full of van, cars, taxis and lorries to congested levels and I was of the opinion the Council were trying to turn this area into a residential estate with schools and new homes not an industrial estate. I am giving you warning of 99 Chatsworth Street it is given permission to open a garage then I reserve the right to open the garage at the rear of my home for car repairs and welding. I am a welder by trade but have become disabled due to fits due to diabetes but can no longer work as a welder due to fits but because there is no other way for me to make a living, if this person at 99 is permitted to start a business then I, because of my illness will do the same and start a taxi business or garage from my property since I will be living on an industrial estate why not everybody else is.”
The Occupier , 104 Chatsworth Street, Barrow in Furness
“I would like the opportunity to speak and give my opinions re the proposed erection of a steel framed building in front of my house at the committee meeting”.
The Occupier, 76 Chatsworth Street, Barrow in Furness
“In view of planning permission for garage erection in Chatsworth. I strongly oppose it. The firm concerned is already too big for this street with vans, breakdown trucks also cars for repairs and vehicles calling on business, the residents struggle to park their own car. It’s too busy now and close to three schools which should be taken into consideration.
I think if it were possible another road running at the back for access would solve a lot of problems. Councillor Anne Burns got one firm use the rear to enter but it changed hands to whitesides and they reverted back to enter from Chatsworth Street. I dont know if they needed planning permission but it also means more big vans up and down the street.
I have lived here for twenty plus years and it’s just getting worse.
P.S. It used to be a nice quiet street”.
The Occupier, 97 Chatsworth Street, Barrow in Furness
“The purpose of this letter is to object against a planning proposal to erect a new steel frame building a re-design of existing facilities i.e. B & D Motors, 99 Chatsworth Street.
Objections:
1. Size of building
2. Amount of vehicles on site.
3. Plan of improvements does not successfully prove that this site can cope with present business now never mind if this proposal is passed.
4. Impact on Street and extra traffic generated.
5. Overspill parking which exists now.
6. Safety in the Street reversing from site, traffic flow, children in the Street
7. Nursery School in near vicinity and more traffic vehicles turning round outside junction.
I would also like to take the option to address the meeting to voice my opinion”.
The Occupier, 116 Chatsworth Street, Barrow in Furness
“I am writing this letter to complain about the expansion of B & D motors. I am not happy at the situation as it is now regarding parking problems in the street without the expansion. The garage has taken over the whole street nearly, so many more vehicles would make it a lot worse”.
CONSULTATIONS:Cumbria Highways
“The road side frontage to Chatsworth Street is cluttered with garage traffic this may be an opportunity to tidy up this frontage and provide a safer environment for pedestrians and other others of the public highway in the vicinity of this development by defining a footway and marking parking areas.
Access Drive
The access drive shall be surfaced in bituminous or cement bound materials, or otherwise bound and shall be constructed and completed before the development is brought into use. This surfacing shall extend for a distance of at least 5 metres as measured from the carriageway edge of the adjacent highway.
Reason: In the interests of highways safety.
Highway Water Drainage System
Full details of the surface water drainage system shall be submitted and approved by the Local Planning Authority prior to works commencing on site”.
OFFICERS REPORT:The site is an existing commercial garage and car repair workshop on the north west side of Chatsworth Street. The rear of the site backs onto the service areas of Matalan and the MFI and Allied Carpet superstore.
The existing site consists of several old and rather dilapidated buildings that are set back approximately 6m from the boundary of Chatsworth Street.
The proposal will improve the working conditions within the garage and provide a more modern purpose built facility.
The footprint of the building will be approximately 16m width x 21.5m length. Ridge height will be approximately 7m with the eaves at 4.8m. The ridge height of the existing buildings is approximately 5.5m.
The land to the north and east of the application site is housing and the site has been previously allocated for housing in the previous Local Plan.
Access, parking and intensification of use
A Transport Form has been submitted with the application and the consultation from Cumbria Highways (included above) raises no objection.
The existing access to the site shall remain.
I have noted the concerns that several residents have made regarding the over spilling of parking onto the public highway. Representations from the public are included above.
It should be noted that the scheme is proposed to improve and to some degree replace the existing garage facilities that will be used as an office and reception. While the proposal may result in an increase in traffic movements I believe that the improvements to the parking facilities and access to the site will minimise any adverse impact to residents.
The area in front of the existing buildings is presently used as a forecourt for parking of vehicles and no formal pavement is present on this side of the street. The existing arrangement will largely remain as part of the proposal although the layout will be improved and formalised.
The scheme will consolidate parking within the site by increasing the available parking from 5 cars at present to 15. Spaces for goods and public service vehicles would also be increased from 3 to 8 and for motorcycles from 7 to 12. I believe this improvement will help to minimise any on street parking. It is also worth noting that the ground is presently surfaced in an unbound material, this will also be improved through surfacing of the area within the site with tarmacadam.
Streetscene
The proposed building will be set behind the existing garage buildings which will be refurbished as part of the scheme and converted to supporting public reception and office space. While the building will be higher than the existing buildings I do not believe this will result in a detrimental impact to the appearance of the area. It should be noted that the building will be approximately 30m from the front elevations of the residential dwellings. The building will be clad in grey composite sheeting.
Potential housing on neighbouring site to the south
The area to the north west of Chatsworth Street (which includes the application site) was allocated for housing in the previous Local Plan. This allocation is not included in the present Housing Chapter Alteration 2006 because of the fragmented ownership of the area. It does state however that housing would be appropriate if land assembly could be achieved.
I believe that the future of the north side of Chatsworth Street would be more appropriate as a residential area rather than industrial but the fragmented ownership is still a restriction to a successful housing development. Decisions on applications need to be based on their own merits and refusing this application on the basis that the land could be suitably assembled for housing at some point in the future would be I feel inappropriate, especially given that the land could not be assembled while the site was allocated for housing.
At this point it would be inappropriate to consider the merits of potential housing schemes and whether they would constitute a comfortable arrangement in between the existing industrial uses.
Conclusion
Car repair garages are not usually considered appropriate in residential areas. However the application site has historically been for vehicle repairs. Indeed vehicle repairs represents the lawful use of the site. The proposal will bring improvements to parking and due to the new construction, an improvement in sound insulation. Taking account of all of the above factors it would be difficult to justify refusal.
Other concerns raised
Value and saleability of private dwellings is not a planning consideration.
Views from private dwellings are not a planning consideration.
RECOMMENDATION:I recommend that planning permission be GRANTED subject to the Standard Duration Limit and the following conditions:
Condition No. 2
Prior to the commencement of development the colour of the cladding and roof materials shall be agreed in writing with the Planning Authority.
Reason
To ensure a satisfactory appearance of the development.
Conditon No. 3
No floodlighting or other form of external lighting shall be installed unless it is in accordance with details that have previously been submitted to and approved in writing by the Planning Authority. Such details shall include location, height, type and direction of light sources and intensity of illumination. Any lighting, which is so installed, shall not thereafter be altered, other than for routine maintenance which does not change its details, without the prior consent in writing of the Planning Authority.
Reason
To minimise light pollution in accordance with policy D63 of the Barrow Local Plan Review 1996-2006, and in order to protect the amenities of the area.
Condition No. 4
No vehicles for sale shall be displayed on the site unless the Planning Authority gives prior written consent to a variation.
Reason
In order to protect the residential amenities of the area.
Conditon No. 5
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 1995 (or any Order revoking or re-enacting that Order with or without modifications) no opening of any kind shall be made in the south west facing elevation of the permitted garage without the prior written consent of the Planning Authority.