COMMITTEE DATE: 28/11/2005
Application Reference: / 05/0730WARD: / Victoria
DATE REGISTERED: / 16/08/2005
LOCAL PLAN ALLOCATION: / No Specific Allocation
APPLICATION TYPE: / Full Planning Permission
APPLICANT: / LIDL UK GMSH
PROPOSAL: / Erection of new single-storey building to form Lidl store with associated parking facilities and landscaping.
LOCATION: / LIDL UK GMBH, BLOOMFIELD ROAD, BLACKPOOL, FY1 6JW
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SITE DESCRIPTION
This 0.7 hectare site is at the traffic light controlled junction of Bloomfield Road with Ansdell Road. It also has frontages to Queen Victoria Road and Palmer Avenue. The south east portion (front) is currently occupied by a warehouse type building with a mansard roof effect, which was originally erected for Magnet Joinery in 1986 and subsequently occupied by Lidl in 1995 as a result of a permission for change of use. The application site also encompasses one dwelling (49 Palmer Avenue) in the north and expanses of tarmac car park fronting Bloomfield Road and Palmer Avenue.
The surrounding area is mainly residential in character, comprising Edwardian and Victorian red-brick terraces, with some post-war semi-detached 'Villas' in the vicinity. To the rear on Palmer Avenue is Tyldesley Conservative Club and an enclave of industrial uses .The site has No Specific Allocation in the adopted Local Plan , however , the majority of the site is within the Main Local Shopping Centre based on Ansdell Road, in the Revised Deposit Draft Local Plan .
The Committee will have visited the site on 28th November 2005
DETAILS OF PROPOSAL
The proposal is for a replacement store of 1705 sq. m, ie of similar size to the current store (1680 sq m). The building would sit within the rear part of the site (incorporating the land currently occupied by a house), with car parking and landscaping to the front. A Design Statement has been submitted with the application which states that unlike larger foodstores, the Lidl store is of a domestic scale incorporating a traditional pitched roof with roofing materials sympathetic to the surroundings. The store is of a single storey appearance due to the span of the roof and the overall height is no greater than an average house.
The walls are to be rendered and finished in white with grey piers and the store entrance would face towards Bloomfield Road, across a landscaped car park. Of the 110 parking spaces, 25 are to be allocated 'Park & Stride' spaces for Revoe School (during 8.15 - 9.00 and 15.00 - 15.45 Monday to Friday) and available outside these times to Lidl customers. A taxi drop-off point by the store entrance and eleven cycle stands are also proposed under the store canopy. A brick boundary wall surrounds the whole site except for vehicular access points on Bloomfield Road and Palmer Avenue and a pedestrian access at the traffic light junction. The junction of Bloomfield Road and Queen Victoria Road is a focal point where space has been reserved for public art to create added interest. Servicing would be from Palmer Avenue (a mainly industrial frontage) and is screened behind a wall.
A Transport Assessment (TA), Travel Plan (TP) and Flood Risk Assessment (FRA) support the proposal.
MAIN PLANNING ISSUES
The main issue is the impact of the proposal on the amenities of residents, particularly those on Bloomfield Road and Queen Victoria Road, who are closest to the proposed building.
CONSULTATIONS
Head of Technical Services (Traffic & Road Safety): No objections
Environment Agency: No objection provided that the measures detailed in the FRA are implemented. Recommends the use of SUDS, grey water management, sustainable forms of construction (including recycling of materials), energy efficient buildings. Requests condition re surface water drainage from the car park through trapped gullies.
Head of Environmental Services: Public Protection Officer (Contaminated Land) The site used to be a coach station so hydrocarbon contamination may be present; desk top study is required. Public Protection Officer (Environmental Protection) Loading should only take place within the service bay and provided that a 2.3 metre high wall is constructed between the premises on Queen Victoria Road and the site, servicing should be permitted on Monday - Thursday 0700 - 1900; Friday 0700 - 2000; Saturday 0800 - 1800; Sunday, Bank or Public Holiday - one HGV operation only, between 1200 and 1600, in order to avoid noise nuisance.
PUBLICITY AND REPRESENTATIONS
Neighbours notified 18 August 2005
Site notices posted 24 August 2005
Advertised as Major Development in Gazette 26 August 2005
Objections received from neighbours at: 146, 152, 153 Bloomfield Road; Tyldesley Conservative Club, 13 Palmer Avenue , Fylde Coast Accident Repair Centre , Palmer Avenue; 39, 70 Queen Victoria Road.
The main objections relate to:
- overlooking
- loss of privacy/quietness/view
- loss of daylight
- noise from proximity of entrance (trolleys & customers)
- anti-social behaviour
- Palmer Avenue is unsuitable for deliveries
- on-street parking would be displaced and this is needed by customers to the car repair workshop adjacent.
- size/mass of building in relation to nearby property
- noise from deliveries
- structural damage
- devaluation
Structural damage and devaluation are not planning issues, other matters are addressed below.
REGIONAL PLANNING GUIDANCE POLICIES
None relevant
JOINT STRUCTURE PLAN POLICIES
None relevant
BOROUGH LOCAL PLAN POLICIES
S11 Expansion into residential streets will not be permitted
E11 Retention of trees which are important in terms of amenity
E13 High quality of design and layout
E21 Health, Safety & Amenity
TR2 Transport Requirements
TR6 Servicing Requirements
EMERGING LOCAL PLAN POLICIES
LQ1 Lifting the quality
LQ4 Building Design
LQ6 Landscape Design
BH3 Residential & Visitor Amenity
BH4 Public Health & Safety
BH11 Shopping & Supporting Uses
BH14 Local Centres
AS1 General Transport Requirements
ASSESSMENT
The expansion of the store outside of the Local Centre by incorporating the adjacent house, is not considered to be a significant policy issue. It is considered that the appearance of the store is satisfactory in the streetscene. Palmer Avenue is already used by HGVs and Breakdown trucks visiting the nearby vehicle accident repair centre and there are no objections from our Traffic Engineers to the service delivery on Palmer Avenue. A 15 metre length of footway will need to be removed to widen the access so that the service vehicle can manoeuvre into the bay, however I do not consider the loss of this amount of on-street parking to be significant. A five metre length of footway is to be reinstated where the driveway to 49 Palmer Avenue was.
The shared rear boundary wall to the three houses on Queen Victoria Road is to be increased to 2.3 metres in height (stepping down to one metre by the footway) as requested by the neighbour at 39 Queen Victoria Road and the Head of Environmental Services to screen the service facility and provide security. The store has also been moved slightly further away from these dwellings and the roof form changed from a gable to a hip in order to reduce the impact.
Landscaping is proposed to the perimeter of the site to Bloomfield Road and Queen Victoria Road as requested by neighbours across the roads, in order to screen the car park and reduce the impact of the store.
With regard to the impact on neighbours immediately adjacent on Bloomfield Road, the roof over this section of the building has been lowered and hipped (rather than gable). The ridge height of the main roof is lower than that of the adjacent houses (although 2 metres higher than the bungalow) and combined with the low eaves level and hip, there should be minimal loss of daylight to their gardens. In order to address neighbours concerns regarding anti-social behaviour, security gates are proposed to prevent access around the side/rear of the building and to the rear gardens of houses on Bloomfield Road. The privacy of neighbours should not be compromised by the development and I do not consider that noise generated by customers will be significantly greater (although the proposed store entrance is closer to the nearest dwelling) than at present.
The Parking Standards require a maximum 91 spaces, the scheme would provide 110 (including 11 disabled), however this is acceptable as 25 of these would be dedicated to the Revoe School 'Park & Stride' campaign. The Travel Plan has been designed to promote opportunities to reduce car usage and is to be promoted amongst employees and customers in an attempt to reduce congestion, encourage walking and cycling and increase use of public transport. A key target of the TP is to reduce the frequency of car trips to the site and secure cycle (11) and motorbike (4) parking would be provided at the store. A TP co-ordinator would implement and monitor the plan.
LEGAL AGREEMENT AND/OR DEVELOPER FINANCIAL CONTRIBUTION
None relevant
HUMAN RIGHTS ACT
Under Article eight and Article one of the first protocol to the Convention on Human Rights, a person is entitled to the right to respect for private and family life, and the peaceful enjoyment of his/her property. However, these rights are qualified in that they must be set against the general interest and the protection of the rights and freedoms of others. In this case, I do not consider that those rights will be compromised.
ADDITIONAL BACKGROUND DOCUMENTS
Recommended Decision: / Grant PermissionConditions and Reasons
1. / The development hereby permitted shall be begun before the expiration of five years from the date of this permission.Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.
2. / Details of materials to be used on the external elevations shall be submitted to and agreed in writing by the Local Planning Authority prior to the development being commenced.
Reason: In the interests of the appearance of the locality, in accordance with adopted Local Plan Policies H9 and E13, and LQ15 of the revised deposit draft Local Plan 2001-2016.
3. / a) No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. These details shall include any proposed changes to existing ground levels, means of enclosure and boundary treatment, hard surfaced areas and materials, planting plans specifications and schedules (including plant size, species and number/ densities), existing landscaping to be retained, and shall show how account has been taken of any underground services.
b) The landscaping works shall be carried out in accordance with the approved details within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing by the Local Planning Authority (whichever is sooner.
c) Any trees or shrubs planted in accordance with this condition which are removed, uprooted, destroyed, die, or become severely damaged or seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its written
consent to any variation.
Reason: To ensure the site is satisfactorily landscaped in the interests of visual amenity and with regards to Policies E11 and E13 of the adopted Blackpool Borough Local Plan and Policy LQ6 of the Revised Deposit Draft of the Blackpool Borough Local Plan 2001-2016.
4. / No development shall be commenced until a desk study has been undertaken and agreed in writing with the Local Planning Authority to investigate and produce an assesment of the risk of the potential for on site contamination. If the desk study identifies potential contamination, a detailed site investigation shall be carried out in accordance with a written methodology, which shall first have been agreed in writing with the Local Planning Authority. If remediation methods are then considered necessary, a scheme for decontamination of the site shall be submitted to and approved by the Local Planning Authority. The approved scheme shall be implemented and completed prior to the commencement of the development. Any changes to the approved scheme shall be agreed in writing with the Local Planning Authority.
Reason: To ensure a safe form of development that poses no unacceptable risk of pollution to water resources or to human health and in accordance with Policy E13 of the Blackpool Borough Local Plan.
5. / The building shall not be occupied until the servicing provisions, including manoeuvring areas, have been provided in accordance with the approved details; such areas shall not be used thereafter for any purpose other than that indicated on the approved plan and all servicing within the site including loading and unloading shall take place from within the servicing area shown.
Reason: In the interests of the appearance of the locality and highway safety, in accordance with Local Plan Policies E13, TR2 and TR6.
6. / No delivery operations or vehicle movements in association with deliveries shall take place outside the hours of 0700 to 1900 Mondays to Thursdays, 0700 – 2000 Fridays, 0800 to 1800 on Saturdays; and one HGV delivery operation only, between 1200 and 1600 hours on Sundays, Bank or Public Holidays.
Reason: To safeguard the living conditions of the occupants of nearby residential premises, in accordance with Local Plan Policy E13.
7. / Prior to the development hereby approved being first brought into use the car, motorcycle and cycle parking shown on the deposited plans shall be provided and shall thereafter be retained.
Reason: In the interests of the appearance of the locality and highway safety, in accordance with Local Plan Policies E13 and TR6.
8. / Prior to commencement of the use hereby approved, 25 parking spaces shall be marked up in a manner to be agreed in writing by the Council and thereafter retained as 'Park & Stride' spaces for Revoe School (during 8.15 - 9.00 and 15.00 - 15.45 Mondays to Fridays).
Reason: In order to provide safe and convenient parking for the parents of Revoe School pupils, in accordance with Local Plan Policy TR2.
9. / No part of the development shall be occupied prior to the implementation of the Approved Travel Plan (or implementation of those parts identified in the Approved Travel Plan as capable of being implemented prior to occupation). Those parts of the Approved Travel Plan that are identified therein as being capable of implementation after occupation shall be implemented in accordance with the timetable therein and shall continue to be implemented as long as any part of the development is occupied.
Reason: In order to ensure appropriate provision exists for safe and convenient access by public transport, cycle, and on foot as well as by car, in accordance with Local Plan Policy TR2.
10. / Before the development is commenced details of the appearance and siting of any external mechanical plant or ventilation ducting shall be submitted to and agreed in writing by the Local Planning Authority. Before the use hereby approved is commenced the agreed plant and ducting shall be provided and thereafter retained.
Reason: To safeguard the living conditions of the occupants of nearby residential premises, in accordance with Local Plan Policy E13
11. / Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas shall be passed through trapped gullies with an overall capacity compatible with the site being drained.
Reason: To ensure that the development poses no unacceptable risk of pollution to water resources and in accordance with Policy E13 of the Blackpool Borough Local Plan.
12. / The development approved by this permission shall be undertaken in accordance with measures set out in the flood risk assessment prepared in support of the application.
Reason: To reduce the risk of flooding on site and elsewhere and in accordance with policy E13 of the Blackpool Borough Local Plan.
REASONS FOR RECOMMENDED DECISION
1. / The proposal has been considered in relation to policies S11, E11, E13, E21, TR2 and TR6 of the Blackpool Borough Local Plan, and policies LQ1, LQ4, LQ6, BH3, BH4, BH11, BH14 and AS1 the emerging Local Plan, and is in accordance with those policies and there are no other material considerations which weigh sufficiently against the proposal such as to warrant refusal.Advice Notes to Developer
1. / The grant of planning permission will require the developer to enter into an appropriate Legal Agreement with Blackpool Borough Council acting as Highway Authority, particularly with regard to removal and reinstatement of sections of footway to Palmer Avenue. The Highway Authority may also wish to implement their right to design all works within the highway relating to this proposal. The applicant is advised to contact the Head of Technical Services (Traffic Section) at Traffic Management & Road Safety, Technical Services Division, Layton Depot, Plymouth Road, Blackpool FY3 7HW in the first instance to ascertain the details of such an agreement and the information provided.COMMITTEE DATE: 28/11/2005
Application Reference: / 05/0765WARD: / Talbot
DATE REGISTERED: / 22/08/2005
LOCAL PLAN ALLOCATION: / No Specific Allocation
APPLICATION TYPE: / Full Planning Permission
APPLICANT: / Goodwood Developments Ltd.
PROPOSAL: / Erection of four-storey building to form four self-contained permanent flats and two maisonettes.
LOCATION: / 1 REGENT ROAD AND PART 107 ADELAIDE STREET, BLACKPOOL, FY1 4LY
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SITE DESCRIPTION
The application site contains a three-storey detached residential property, in multiple occupancy, on the west site of Regent Road, in the block between Adelaide Street and Church Street. The site includes part of the curtilage of 107 Adelaide Street, a property which is now demolished pending the erection of a block of flats.
It is expected the Committee will have inspected the site on 28th November 2005.
DETAILS OF PROPOSAL
The scheme proposes the demolition of the building and erection of a four-storey block, on a similar footprint, comprising four, two-bedroomed flats and two, two-bedroomed, maisonettes.
No on-site car parking is being provided and what is now the rear yard area is to be utilised as a refuse storage area.
The development is to be undertaken in conjunction with the recently approved scheme for flats at the adjoining property, 107 Adelaide Street, application 05/0472 refers, and was indicated on the illustrative drawings submitted for information at that time.
The development has been designed as an extension of the adjoining approved scheme and is a contemporary design with a strong vertical bays to reflect the most striking design features of the existing building, with second floor balconies and piked dormers at roof level. Materials are indicated as red facing brick, reconstituted stone, rendered panels and grey slate to the roof.