Planning Statement

HSL - BURNLEY 81 Hammerton Street Burnley, Lancashire

BB11 1LE Unit 1-3 Grange Road, Batley, WF17 6LN www.hslchairs.com

We would like to state a few points relating to HSL our existing stores & our reasons for our application for this site.

After careful consideration we decided The Hammerton Street unit met all our business requirements

We have considered other units nearby, but none are to HSL’s specific requirements in size, access, parking & cost.

HSL doesn't rely on passing trade all HSL’s customers are destination shoppers/ clients who come from our website plus successful local and national advertising campaigns

Our customer base is predominately the disabled and the elderly, which is why immediate designated HSL abled & disabled parking is so

important to us and our customers access requirements.

Retail park units with only communal parking do not work for our business model HSL do not operate town centre stores for the same reasons.

If you would like to visit our website www.hslchairs.com you can see more about our business and the existing stores we operate.

We are of course, going to recruit staff from the local area and create several new full time positions. Due to the nature of our business we

have a high staff to customer ratio.

HSL ‘an Introduction’ “Designed & Handcrafted in Britain since 1968 We’re very proud of our roots, starting in 1968 in the small Yorkshire mill town of Batley. It’s a place built on hard graft and determination; two excellent qualities that we believe are at the very heart of our thriving business. We don’t just make chairs and sofas. We hand-craft well-built, beautifully upholstered comfort furniture. Our skilled craftsmen have decades of experience behind them and exacting standards that they are not prepared to compromise. Don’t just take our word for it, visit your local Comfort Store and try out our furniture for yourself – you’ll be amazed at the difference, and the comfort. Whilst we are very much Yorkshire born-and-bred, we have over 40 stores around the country. You’ll always be assured of a friendly welcome, and a cup of tea whilst you chat through the options with our Comfort Specialists. And once you’re happy with your choices, we’ll hand-make your furniture, then deliver it free and take away all the packaging. Quality craftsmanship never goes out of fashion. Crafted with care, delivered in days For over 45 years now, we’ve been producing handmade, back-care chairs and sofas. Everything we’ve learnt over that time has gone into making the furniture that we are so proud to present to you today. Quality speaks for itself and the passion and care that each of our craftsmen put into their furniture is evident from the start. They only use the best materials possible, and craft them with precision and exceptional skill. It’s as if they are making each piece for themselves. And, as you’d expect, it’s all topped off with good Yorkshire value for money. We have Comfort Stores right around the country, so why not pop in and see us. Once you’ve placed your order, we deliver right to your door, often in less than 48 hours. Welcome to a whole new world of comfort.”

1. Introduction 1.1. This statement has been prepared to support the following proposal:

Conversion and change of use of existing former gymnasium /automotive retail-service unit to specialist retail unit. Incorporating new shopfront glazing & entrance

1.2. The application is submitted by MSD Design who act as Architects & Designers for this scheme 2. Planning History

2.1. The unit was once a local automotive windscreen retail & service centre, in recent times is was a gymnasium and is currently vacant 2.2

APP/2012/0457

Mr Rick Ireland

81 Hammerton Street, BURNLEY, BB11 1LE

Proposal: Proposed change of use from auto window screen unit to a gymnasium, ancillary office and

changing rooms (Opening hours 07:00 to 21:00 Monday to Friday, 08:30 to 15:00 Saturday, Sunday and

Bank Holidays)

PP/1999/0068

Alder Construction Ltd

81 Hammerton Street , Burnley,

Proposal: Display of internally illuminated projecting and fascia sign

APP/1998/0592

Alder Construction Ltd

Small Car Centre Hammerton Street , Burnley,

Proposal: Erection of single storey windscreen fitting depot with associated parking

APP/1998/0591

Alder Construction Ltd

Small Car Centre Hammerton Street , Burnley,

Proposal: Demolition of single storey building to enable erection of new building

3. Site Context 3.1. The premises is adjacent a number of mixed use businesses including a nightclub, offices and service retail / retail. To the SW. of Burnley Town

Centre

3.2. The unit is a detached building with car parking and rear entrance accessed via the side road, Pleasant Place.

3.3. The building is of mixture brick & stone construction with a pitched slate roof, has part glazing/ various glazed windows & openings, frontage and

shutters

3.4. The property is situated on the South Western side of Hammerton Street (B 6240 ) heading to the Town Centre which is approx 0.5 mile away.

3.5. Location Plan:

See attached planning drawings

4. Development Principles Continued. 4.1. HSL store are fitted out to a very high standard & will complement the other business in the area, particular note the recent approved A1 retail

development located a few doors down at the junction of Hammerton Street & Mount Pleasant Street . APP/2014/0398 4.2. The area consists of a range of mixed use developments. Neighbouring units are occupied by businesses including leisure, retail, office and services.

as well as the proposed HSL (Furniture & Bedroom Showroom) 4.3. 81 Hammerton Street is currently vacant. 4.4. The intention is to enhance and refit the existing unit including new finishes/ decorations, repairs & refurbishment to the existing fabric, open the

currently blocked windows with the addition of new shop front & new signage. 4.5. The proposed preferred occupier of 81 would be HSL, who manufacture and sell beds, chairs and sofas, particularly to an older & disabled clientele.

In addition we sell cushions, fabrics and occasional furniture. 4.6. Given the bulky nature of the products and the need for a large display area, a city centre location is not practicable for its operation. The company

has identified this area, with its higher proportion of older residents, as being appropriate to its needs. 4.7. Furniture is delivered to the store is a Transit type vehicle a maximum of three times a year. Purchases are delivered direct to the customer’s home

from the manufacturing site in Batley. Two of our ranges will be delivered to store for end assembly (legs and feet) then distributed to the customer this is usually only 5 pieces per year.

4.8. The business would employ 4/ 5 full-time staff on site.

4.9. The average footfall is only 6/7 customers per day, and the opening hours would be:

Monday to Saturday 09:00 - 17:00 Sunday 10:00 - 16:00

4.10. The level of traffic generated by the use would therefore be minimal, and only during normal trading hours.

4.11. It will be noted that the nearest stores operated by HSL are at Bolton (25 miles), Leeds (32 miles) and Stockport (39 miles). A local facility is therefore sustainable in that it would avoid potential customers having to travel long distances to existing stores.

4.13. .

4.14. The proposed specialist retail operator, HSL, would provide a low-key operation with minimal alterations to the exterior of the building and will have no

impact traffic or noise wise to the adjacent residences & businesses to the unit in contrast to leisure, light industrial and distribution type uses. 4.15. To convert the building to the requirements of the prospective tenant would result in minor alterations to the elevation (car park side) to provide a new

shop front and entrance,. These would reflect the existing appearance of the current unit and would have minimal impact and visually enhance the appearance of the premises and the development from outside the site.

4.16 Given the primary customer demographic it is essential that the store is easily accessible, with dedicated car parking immediately adjacent To the store and at grade access into the store. As demonstrated above, the business operation displays a number of characteristics of a specialist service, trade counter use, rather than a traditional high street store. As such, the proposed operation is akin to a trade counter/specialist service use and is considered to be compatible with the previous & surrounding uses

5. Policy Framework National Policy 5.1. The National Planning Policy Framework (NPPF) became the primary national planning policy guidance on 27 March 2012 5.2. Paragraphs 6 and 7 of the NPPF sets out the Governments overriding objectives of securing sustainable development. Para 7 of the NPPF identifies the roles of the planning system in achieving sustainable development: There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles: ●an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;

●a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and

●an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy. 5.3. Para 14 goes on to provide further emphasis on the focus towards sustainable development stating: 14. At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision- taking. For plan-making this means that: ●Local planning authorities should positively seek opportunities to meet the development needs of their area; ●Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: ––any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or ––specific policies in this Framework indicate development should be restricted. For decision-taking this means: ● approving development proposals that accord with the development plan without delay; and ● where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless:

––any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or ––specific policies in this Framework indicate development should be restricted. 5.4. The framework sets out the Government’s ambitions to deliver a sustainable economy. Paras 18 – 20 state:

18. The Government is committed to securing economic growth in order to create jobs and prosperity, building on the country’s inherent strengths, and to meeting the twin challenges of global competition and of a low carbon future.

19. The Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth. Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore significant weight should be placed on the need to support economic growth through the planning system.

20. To help achieve economic growth, local planning authorities should plan proactively to meet the development needs of business and support an economy fit for the 21st century.

Local Policy Burnley Core Strategy (Local Area Framework) 5.6 We have referred to the following which relates to and supports our application and the needs of our unique specialist retail services.

- Burnley Retail, Office and Leisure Assessment- Burnley Borough Council

Retail Development outside the Main Shopping Area A significant proportion of retail floorspace is located out with the Main and Secondary

Shopping Areas but within the existing Town Centre boundary, which is broadly drawn

- Burnley Local Plan- Burnley Borough Council

Core Policies Applications for Retail and Leisure Development Outside Existing Town Centres Issue 7.3.4 The range and quality of the retail and

leisure offer contributes directly to the viability of town centres and affects their vitality and attractiveness. Increased car ownership has meant

that people are more likely to travel further to meet their shopping and leisure needs, resulting in increased competition from out of town centres.

NPPF Background 7.3.5 The NPPF indicates that a sequential test should be applied to planning applications for main town centres uses that are

not in an existing centre. Main town centres uses should be located in town centres, then in edge of centres locations and, only if sites are not

available, should out of centre sites be considered.

7.3.2 The Retail, Office and Leisure Assessment of Burnley Centres undertaken by Nathaniel Lichfield and Partners in 2013 included an

assessment of the future need and capacity for retail and leisure floorspace over the period to 2026. It was concluded that: in terms of

convenience floorspace, existing stores in the borough have the capacity to absorb growth over the period 2013 to 2026 by 2018, there would be

capacity for 607 sq. m. net of additional comparison goods floorspace in Burnley town centre. This rises to 2104 sq. m. by 2023 and 3390 sq. m.

by 2026.

HSL have demonstrated a need for their products in a changing & elderly customer base that can be specific for HSL’s requirements.

General Relevant Planning Policy Guidelines Policy introduces a presumption in favour of development that contributes to sustainable development, stating that due weight should be given to net economic benefit and efficient use should be made of the existing capacities of land, buildings and infrastructure.

In assessing development proposals, where development proposals in out-of-town locations are contrary to the development plan, it is for applicants to

demonstrate that more central options have been thoroughly assessed and that the impact on existing town centres is acceptable.

Out-of-centre locations should only be considered for uses which generate significant footfall where:

• All town centre, edge of town centre and other commercial centre options have been assessed and discounted as unsuitable or unavailable;

• The scale of development proposed is appropriate, and it has been shown that the proposal cannot reasonably be altered or reduced in scale to allow

it to be accommodated at a sequentially preferable location;

• The proposal will help to meet a qualitative or quantitative deficiencies; and

• There will be no significant adverse effect on the vitality and viability of existing town centres.

Sequential Approach In relation to the sequential approach, HSL has very specific operational requirements. It is essential that the dedicated car parking is provided adjacent to the store and that at grade access is provided throughout the store. It is also essential that the warehouse/ store and retail showroom are located within the same premises so that staff can assemble pieces of furniture within the store and enable customers to try and test them out within the showroom. As such, a traditional retail unit within Burnley Town Centre or other designated town centres within the local authority area would be unable to meet HSL’s operational requirements. Units within town centres could not meet the same need that the application proposal seeks to address in providing suitable accommodation for HSL. As such, it is concluded that there would not be any sequentially preferable opportunities within existing centres capable of meeting the same need that the application proposal seeks to address. The application site is therefore the sequential preferred location to accommodate the application proposals, and the sequential approach is met.

Scale In respect of the scale of development, the application proposal comprises the re-use of an existing unit. No physical increase in floors pace is proposed. It will ensure there is sufficient space to display an adequate range of products and also provide clear and wide pathways for customers to traverse the showroom, many of which may be using mobility aids and require additional space.

Deficiencies The proposal will help to meet a qualitative deficiency in specialist furniture provision within Burnley & surrounding area, as a result, residents in the region with mobility impairments are either:

• having to purchase products online from other furniture websites without testing out the product or seeking specialist advice; or

• Travelling to stores significantly further afield such as Bolton and Leeds.

• Are unable to access products tailored to their mobility requirements.

The occupation of 81 Hammerton Street by HSL would enable residents in Burnley with mobility issues to access a specialist furniture provider, and address this identified deficiency in the market.

Vitality and Viability of Centres

Given the absence of comparable provision within the area, with the nearest HSL stores positions, residents in the Burnley area are currently either

purchasing the produces online from a variety of locations or visiting stores further afield. As such, the trade would be diverted from a wide range of different

locations within a minimal impact upon any one store or location. In addition, any competing furniture stores tend to be located on comparable industrial /

business locations or out-of-centre retail parks rather than city or town centre locations. These out-of-centre locations are not afforded any protection in retail

planning policy. The impact upon the vitality and viability of any designated centres within Cambridge is therefore forecast to be negligible.

Sustainable Development

Development that contributes to sustainable development should be supported. The proposed occupation by HSL clearly provides a positive contribution

across the three key themes of sustainable development in that:

• Social – the new store will provide a facility for those with mobility impairments in the Burnley area to seek specialist advice and purchase furniture

appropriate to their needs, meeting an identified deficiency;

• Economic – the proposal will result in the reoccupation of a vacant unit, which has been marketed for ‘business’ uses without success so far. The

associated creation of 4-5 full time jobs, generation of business rates and general investment in the industrial estate should also be taken into

account; and

• Environment – the development comprises the reuse of an existing building, with existing transport and drainage infrastructure in place. The HSL

store will also reduce the need for people to travel significant distances by private car to facilities further afield.

Summary In summary, it has been demonstrated that the proposed occupation of 81 Hammerton Street by HSL would be in conformity with policy, contained within Local & National guidelines. The proposed HSL operation displays many of the characteristics of the surrounding services, retail & even trade counter uses and the specific operational requirements of HSL render a town centre location unsuitable. The proposed use:

• Is of an appropriate scale, providing just 301 sq.m net additional retail floorspace;

• Would address an existing deficiency in provision in the Burnley area; and

• Would not have an adverse impact upon designated centres.

As such, the proposed development meets the requirements of local guidelines in relation to out-of-centre retail development.

The proposal will contribute to sustainable development, and in accordance with national & local policy there should be a presumption in favour of granting permission. It is therefore respectfully requested that planning permission is granted for the change of use of 81 Hammerton Street to enable HSL’s

occupation. Please do not hesitate to contact us on arrowsmith11@live.com if you require any further information.