Ribble Valley Borough Council

DELEGATED ITEM FILE REPORT - APPROVAL

Ref: CS/CMS
Application No: / 3/2012/0655/P
Development Proposed: / Change of use from garage/depot to Class A1 retail with ancillary warehouse at Townson Bros (Fuel Services) Ltd, Pendle Trading Estate, Clitheroe Road, Chatburn

CONSULTATIONS: Parish/Town Council

Parish Council – Do not make any comments in relation to the proposed change of use but make the following observation:
A security fence has been erected for which no planning application has been made. The trading estate is on a busy road junction opposite Shackleton’s Garden Centre and the fence restricts the vision of drivers exiting towards Clitheroe, raising concerns for highway safety.

CONSULTATIONS: Highway/Water Authority/Other Bodies

Environment Directorate (County Surveyor) – Has no objection in principle to this application on highway safety grounds.
The operation of the main building within the proposed development does present any inherent highway safety issues. The separation of the retail unit from the designated car parking is not ideal, as it will require customers to take goods across the service road. However, the parking is positioned in a conspicuous location close to the main building and offers convenient access to the development.
Environment Agency – N/A.

CONSULTATIONS: Additional Representations.

A letter has been received from another builder’s merchants on the Pendle Trading Estate. The points made in the letter are summarised as follows:
1. Being in the same business and on the same site we may want to submit a similar application.
2. The application states that building work has not been started but the alterations to the unit were completed some time ago.
3. The application site is on a downhill bend at the entrance to the trading estate and extra delivery traffic and customers are inevitable. As there is limited space with no turning area, vehicles would have to reverse out onto the estate road.
4. The main parking area for the site is on the opposite side of the entrance into the estate and vehicles have to reverse out across this entrance road. Customers also have to cross the road to reach the proposed shop.
5. The applicant’s statement that “there is ample space for roadside parking on the industrial estate” is not the case as the parking of vehicles on the estate road is specifically forbidden.
RELEVANT POLICIES:
Policy G1 - Development Control.
Policy G5 - Settlement Strategy.
Policy S2 - Shopping Policies - Outside Clitheroe Centre. PTO
Policy EMP8 - Extensions/Expansions of Existing Firms.
National Planning Planning Policy Framework (NPPF).
COMMENTS/ENVIRONMENTAL/AONB/HUMAN RIGHTS ISSUES/RECOMMENDATION:
E & D Builders have existing premises at Pendle Trading Estate. It is claimed in the Design and Access Statement, however, that they have outgrown the existing site and that they intend to use the application site as an A1 retail outlet for builders merchandise, with the goods being displayed in the building that are not suitable for outdoor storage, such as plasterboard, insulation and other perishable items. Sand aggregates, decorative gravel, flags etc would be stored in the adjacent outside yard area. The yard area at the rear of their existing nearby premises will continue to be the main bulk storage area, where deliveries will still be made to and from, with the new yard being more of a display area for the many products stocked.
The application therefore seeks permission to change the use of the garage/depot to allow retail sales of builders’ products and a storage warehouse. The application involves alterations to the existing building that have already been carried out (thus making the application part retrospective).
The whole of the front elevation of the building originally comprised a sliding/folding door. This elevation now comprises block work with a roller shutter door giving access to the warehouse and glazed door and windows giving access to the proposed retail area. The building is divided internally to provide a retail showroom/sales counter (approx 44m2), an office (approx 26m2) and an open plan storage area (approx 184m2). The retail showroom is stocked with goods such as tools, builders’ materials, ladders etc. It is not yet, however, open for retail sales.
It is stated in the Design and Access Statement that this new element of the existing business would create 3-4 new employment positions.
There are other retail outlets at Pendle Trading Estate (as its name would tend to indicate). These include a sales desk at Townson’s Fuels, Pendle Carpets, and the sale of all terrain vehicles (quad bikes) by Kik ATV’s. Shackleton’s Garden Centre is also on the opposite side of the road.
Saved Policy EMP8 of the Local Plan states that: “The expansion of established firms on land outside main settlements will be allowed provided it is essential to maintain the existing source of employment and is not contrary to the other policies of this plan”. I consider that this application satisfies Policy EMP8.
Amongst other things, NPPF seeks to support a prosperous rural economy. I consider that this proposal for the expansion/diversification of an existing business would benefit the local economy. In order to protect existing retail premises in Chatburn (and also Clitheroe) it is considered necessary, however, to impose a condition restricting the retail use to builders’ products etc that would be appropriate for this locality. It is also considered appropriate to restrict the retail showroom/sales counter to the area shown on the submitted plans.
Six parking spaces are shown on a piece of land on the opposite side of the estate access road to the application site. The County Surveyor is satisfied with this parking provision and has no objections to the application generally in terms of highway safety considerations.
The boundary fence referred to in the observations of the Parish Council does not form part of this application, but is a matter that is being considered separately in relation to its effects upon highway safety such that it could be the subject of enforcement action should this be considered expedient. Continued….
Subject to appropriate conditions, however, I can see no objections to this application.
SUMMARY OF REASONS FOR APPROVAL:
The proposed development would benefit the rural economy and would not have any detrimental effects upon visual amenity, highway safety or the vitality or viability of existing retail premises in Chatburn or Clitheroe.
RECOMMENDATION: That conditional planning permission be granted.