planning statement - ribble valley · 2017-11-02 · are, on the basis the proposal has clearly...

Chapel Hill Industrial Estate, Longridge, PR3 3BU.

Erection of 1 no. Two Storey Building Comprising 6 Workshop / Office Space (Use Class B1) Units

with Associated Parking Facilities

PLANNING STATEMENT

October 2017

PGB_PWA_05

Chapel Hill Industrial Estate, Longridge | Planning Statement October 2017

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Report Control

Document: Planning Statement Project: Chapel Hill Industrial Estate, Longridge Client: NGJ Holdings Ltd Job No.: PGB_PWA_05 File storage: PWA Planning\Client files\PGB-PWA Collaboration\1. Chapel Hill Longridge\3. Applications

2017 Document Checking

Primary Author: Rachael Leather Initialled: RL

Contributor: Joshua Hellawell Initialled: JH

Reviewer: Daniel Hughes Initialled: DH

Revision Status

Issue Date Status Checked for issue

1 01.09.17 DRAFT RL

2 08.09.17 DRAFT JH

3 08.09.17 DRAFT DH

4 23.10.17 FINAL JH


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1 INTRODUCTION

1.1 PWA Planning is retained by PGB Architectural Services, on behalf of NGJ Holdings Ltd (‘the Applicant’)

to progress a full planning application for the erection of 1 no. two storey building comprising 6 no.

workshop/office space units (Use Class B1) with associated parking facilities (‘the Proposed

Development’) at Chapel Hill Industrial Estate, Longridge, PR3 3BU (‘the Site’). The Planning

Statement’s purpose is to assess and conclude on the acceptability of the proposal in terms of relevant

national and local planning policy, along with any material considerations. This application was

previously submitted to the council (app ref: 3/2017/0844) but was withdrawn, this is discussed in

greater detail within section 3 of this statement.

1.2 It consists of Section 2 – About the Development, Section 3 - Addressing Concerns, Section 4 –

Planning Policy Assessment and Section 5 – Conclusion. It should be read in conjunction with all the

documents submitted as part of the planning application. These comprise of:

• Completed Application Form and Ownership Certificates;

• 2962_001 Proposed Typical Floor Plans Overall Layout;

• 2962_002 Existing Site Plan and Proposed Site Plan;

• 2962_003 Chapel Hill - Location Plan, Existing Elevations and Proposed Roof Plan;

• Noise Assessment;

• Phase 1 Land Quality Assessment- G2553-GR-01 - Chapel Hill Ind Est, Longridge - Ph1 LQA; and

• Planning Statement (this document).


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2 ABOUT THE DEVELOPMENT

2.1 The Proposed Development seeks to deliver 1 no. two storey building comprising of workshop / office

space (Use Class B1). It will comprise of 6 units, all of which will include workshop space on the ground

floor with incidental office space on the first floor. In total, the development will deliver 630m2 of

workshop floor space and 204m2 of office space. Each unit would be the same size providing a total of

105m2 of workshop floor space and 34m2 of office floor space each.

2.2 The development subject of this application would look to erect a new building adjoining the current

OBAS Works which is located to the east of the Proposed Development. The industrial unit to the north

of the Proposed Development is within the ownership of the applicant, but is not subject to this

planning application. The Proposed Development would replace an area of hardstanding which is

currently used by the applicant for storage.

2.3 The Proposed Development is located within Longridge, approximately 1km south west of Longridge

Centre. The site’s location allows for direct access to two of the main routes in and out of the

settlement, the B6243 – Preston Road and the B6245 also named Preston Road. These routes connect

Longridge with the closest major settlements Preston and Blackburn. The site sits to the east of the

M6, approximately 7.4 km from Junction 32, which also connects to the M55. The proposal would

utilise the existing access point to the site, which is located on the south boundary, off Chapel Hill,

which will service all the proposed units.

2.4 To the west of the Proposed Development is existing vegetation and beyond this are school playing

fields associated with St. Cecilia’s RC High School and Longridge High School. To the east is an area of

disused and overgrown land. There are 28 proposed car parking spaces, to serve the 6 units, which

includes 4 van parking spaces and 2 disabled spaces. Also, 16 bicycles and 6 motorcycle spaces are

proposed.

2.5 The materials proposed in the development includes corrugated sheeting on all elevations with grey

coated cladding to the roof and the walls. Roof lights are included over the office and workspace, to

offer increased natural light into the proposed units. The frontage of the units will use insulated glass

panel and entrance panels, also including a 4m x 4m roller shutter for the movement of vehicles and

larger goods to be moved into and out of the workshop area.

2.6 The site area is approximately 0.22 ha and is currently used for informal parking and storage (please

see Figure 1 below). The site is located 0.1 km from a bus stop on Chapel Hill providing easy access to

the local bus network (mainly bus route 584) into and out of Preston as well as around Longridge.

Parking for the Proposed Development will be delivered in accordance with the adopted standards as

discussed in Section 3.20 of this statement and illustrated on the Proposed Site Plan (2962_002)

submitted alongside this statement. Proposed Roof Plan (2962_003) and Proposed Floor Plans

(2962_001) have also been provided.


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Figure 1: Existing site location outlined in red (Google 2016)

Relevant Planning History

A search of Ribble Valley Council’s planning register has been carried out in order to understand the

site’s history. Whilst applications exist locally, there are no applications evident from the planning

register which are deemed relevant to the current proposals to which this planning application relates.

Furthermore, due to the age of some of the applications associated with the area, the information

available via the online register is insufficient as to determine their relevance. However, this

application does represent a re-submission of application 3/2017/0844, which was withdrawn on the

04/10/2017. A detailed response regarding the previous application is including in Section 3 of this

statement.


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3 ADDRESSING CONCERNS

3.1 As noted earlier this application represents a resubmission of application 3/2017/0844. The previous

application was withdrawn after concerns were raised in relation to the following matters:

• The noise impact of the proposed development;

• The impact of the proposal on the existing commercial operation; and

• Highways and Parking.

3.2 With regard to the first point a noise assessment has been undertaken and accompanies this

submission. The assessment considers the impact of the proposal on the nearby school and closest

domestic properties. The assessment concludes as follows:

“The proposed units will therefore meet the requirements of BS8233: 2014 / World Health Organisation

and Lancashire Authority guideline values for both internal and external sound levels and thus ensuring

that the proposed units will not resulting a significant adverse impact as required by the National

Planning Policy Framework.”

3.3 Consequently, it can be assumed the impact of the proposal on nearby receptors is not significant and

would therefore not constitute a reason to refuse the application.

3.4 Clarification was also sought by the case officer, Mr. John Macholc, in relation to the proposal’s impact

on this existing commercial operation associated with OBAS UK Ltd. The proposed units are not

thought to generate any discernible impacts on the existing operation, this is due in the main part to

the land in question being surplus to the requirements of OBAS, hence it’s purchase by the applicant.

The rolling shutters along the western elevation of the existing building haven’t been used for some

time with deliveries and distribution focused solely around the HGV access located on the front

elevation of the building. This has all been confirmed and agreed with Norman Tenray CEO of the OBAS

Group. The application site is currently used informally by another party, hence the materials located

on site currently are not related to OBAS or the applicant and would be removed prior to any site

works.

3.5 The proposal seeks to extend the established building utilising elements of the existing structure to

permit for the safe/sound construction of the proposed development. The roof line of the

development will seek to following the existing pitched roof to further allow the proposal to viewed in

the context of the existing building. Discussions between the applicant and OBAS UK Ltd have been

undertaken and the principle of utilising the existing structure is acceptable subject to the method of

construction being detailed by a structural engineer. Further to all of the above, as per the request of

the council, notice of the application submission has been served on OBAS UK Ltd.

3.6 In relation to the previous application Mr. Bloomer of Lancashire County Council Highways accepted

that the proposal delivered adequate parking provision. However, he did raised concerns that this

would be ‘at the expense’ of the existing units, which themselves generated a demand for 32-36

spaces. In this instance it is not thought that the proposals compromise the existing units in respect of


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parking arrangements. At present the commercial operation functions without problem and the

proposal at hand would not seek to utilise any land currently used for parking and nor would it require

any reconfiguration of the existing site. Consequently, given ample parking space is provided to the

new units, we don’t accept that the proposal would compromise the existing arrangement.

Additionally, by the same logic, as the application site accommodates the necessary parking spaces it

is not thought any perceptible impact will be generated on the access road, which also serves the local

HWRC. The applicant is of course willing to engage further with LCC Highways. Although if it’s

concluded further works are required we would request further clarity as to what the perceived issues

are, on the basis the proposal has clearly incorporated measures to ensure access is readily available

without compromising any neighbouring uses.

3.7 This section in addition to the submitted noise assessment seeks to give further clarity regarding a

number of particulars of the proposal which were raised during the previous submission. The

supplementary information adequately concludes that the impacts of the development in relation to

the aforementioned points for discussion are acceptable and therefore do not represent reasons the

application should be refused.


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4 PLANNING POLICY ASSESSMENT

4.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 places a requirement upon

Authorities when determining planning applications to do so in accordance with the adopted

Development Plan unless material considerations indicate otherwise.

4.2 The statutory Development Plan for the Application Site comprises of the Core Strategy (Adopted

December 2014). Due consideration should also be given to National Planning Policy Guidance (NPPG),

the National Planning Policy Framework (NPPF) (2012) and the Housing and Economic Development

Management Document (DPD).

4.3 Whilst the former Local Plan (1998) has been replaced by the Core Strategy the previous proposal

maps remain in place until a revised set of plans are produced as part of the Housing and Economic

Development DPD. An extract from the Local Plan Proposals Map is provided at Figure 2 which shows

the location of the Application Site.

Figure 2: Extract from the Local Plan (1998) Proposals Map

Policy Assessment

4.4 Whilst the excerpt from the relevant proposals map shows the development site not to be covered by

a specific policy, other than within the settlement of Longridge, the following policies are considered

to be relevant to the determination of the application, however they will be afforded weight in

accordance with their consistency with the NPPF and this is discussed further in the Material

Considerations section of the statement: -

• Key Statement DS1: Development Strategy;


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• Key Statement DS2: Sustainable Development;

• Key Statement EN2: Landscape;

• Key Statement EC1: Business and Employment Development;

• Key Statement DMI2: Transport Considerations;

• Policy DMG1: General Considerations;

• Policy DMG2: Strategic Considerations;

• Policy DMG3: Transport and Mobility; and

• Policy DMB1: Supporting Business Growth and the Local Economy.

4.5 Key Statement DS1 seeks to outline briefly the locations in which growth will be focused. Whilst the

Statement refers to strategic sites already allocated for development, it also infers that in addition to

the allocated sites the majority development will be located within the Borough’s principal settlements

one of which is Longridge. Therefore, by virtue of the site’s location within the settlement boundary,

the principle of the submitted proposal is viewed as acceptable in the context of this policy.

4.6 The policy states that development in all settlements will be considered acceptable if it demonstrates

regeneration benefits and is of a scale which reflects the existing population size. Whilst the proposal

is modest in size it is considered entirely appropriate in the context of both the wider settlement and

indeed the immediate surrounding development. The proposal constitutes development in an urban

area and therefore represents a scheme far preferable to sporadic proposals in more rural areas or

smaller ‘Tier 2’ settlements. Furthermore, the development brings with it the regeneration benefits

through the enhancement and expansion of an existing commercial facility. Considering all of the

above, it’s quite apparent that proposal at hand is of material benefit to the settlement of Longridge

and is in line with the aims of Policy DS1.

4.7 Key Statement DS2: Sustainable Development looks to mirror Paragraph 14 of the NPPF which details

the sustainable development principle that seeks to guide both authorities and developers. The

Statement details that:

“When considering development proposals, the Council will take a positive approach that reflects the

presumption in favour of sustainable development contained in the Framework. The Council will always

work proactively with applicants jointly to find solutions which mean that proposals can be approved

wherever possible, and to secure development that improves the economic, social and environmental

conditions in the area.

Planning applications that accord with the policies in this Local Plan (and where relevant, policies in the

neighbourhood plans) will be approved without delay, unless material considerations indicate

otherwise.”

4.8 In this instance, it is considered this statement alongside the supporting evidence has shown the

proposals to be broadly compliant with the adopted Development Plan. Moreover, the scheme makes

use of a developed area and seeks to introduce similar uses to that already established on site. The


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site is contained by existing development within one of the Borough’s larger settlements inferring it

represents a logical development plot where the benefits would significantly and demonstrably

outweigh any perceived adverse impacts and permit for the proposals to be viewed positively in the

context of sustainable development. On this basis, the application can be considered acceptable in the

terms of this policy.

4.9 Key Statement EN2: Landscape, mainly focuses on protection of the Forest of Bowland AONB through

ensuring development contributes to the conservation of the area by enhancing and protecting the

landscape and character. The statement does offer more general coverage by linking the policy to the

protection of all landscapes outlining that the Council expects all development to be in-keeping with

the character of the local landscape. In this instance by focusing the development around land already

utilised in a similar capacity to that proposed it is concluded there is no conflict with this element of

the Development Plan.

4.10 One of the key determining issues is likely to be the generation of employment and business uses (Use

Class B1) on site. Key Statement EC1 of the Core Strategy is therefore directly relevant to the proposal

and relates to economic growth and employment. It states that ‘the larger settlements of Clitheroe,

Longridge and Whalley would be the preferred locations for new employment’. Also stating that

‘employment development will generally be directed to the main areas of population growth linking to

the underlying strategy of aligning jobs with homes in key areas’. Whilst no site allocation for

employment development are made by the Core Strategy, Longridge is shown as one of three principal

settlements. As such it is considered the proposed location is largely acceptable regarding this policy.

4.11 Similarly, Policy DMB1 ‘Supporting Business Growth and the Local Economy’ states that developments

which intends to support business growth and the local economy will be supported in principle.

Proposals for the development, redevelopment or conversion of sites with employment generating

potential in the plan area for alternative uses will be assessed with regard to the following criteria:

1. “The provisions of Policy DMG1, and

2. The compatibility of the proposal with other plan policies of the LDF, and

3. The environmental benefits to be gained by the community, and

4. The economic and social impact caused by loss of employment opportunities to the borough

and

5. Any attempts that have been made to secure an alternative employment generating use for

the site (must be supported by evidence (such as property agent’s details including periods of

marketing and response) that the property/business has been marketed for business use for

a minimum period of six months or information that demonstrates to the council’s

satisfaction that the current use is not viable for employment purposes). “

4.12 The existing use of the site falls within Use Class B and as such providing the proposal complies with

other elements of the Development Plan the development is thought acceptable in the context of the

above-mentioned criteria. Environmentally by locating proposal within the boundaries of existing

commercial development limits the need for further development in potentially greenfield locations

in areas of higher ecological and landscape value. Furthermore, the construction of the proposed units

will not be to the detriment of existing commercial provision, in reality in will lead to an enhancement

and maximisation of the facilities on offer at the wider Application Site.


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4.13 Key Statement DMI2: Transport Considerations, relates mainly to new development and the need for

it to be sustainably located. As outlined previously the development is located within 100m of the

nearest bus stop and is located a short walk from the centre of Longridge on one of the main routes in

and out of the settlement. As such the surrounding services are readily accessible by methods of

sustainable transport from the Application Site. Moreover, by supplying sufficient parking spaces on

site it is not thought the proposal will be of detriment to any existing transport provision. The

proposal’s adherence to this policy should be taken into consideration when assessing any travel

considerations which may arise from subsequent policies.

4.14 Policy DMG1: General Considerations assists in ensuring that development proposals are in line with

numerous broad considerations by providing a series of overarching considerations regarding the

quality of developments. The policy categorises the criteria under 6 headings which are as follows:

• Design;

• Access;

• Amenity;

• Environment;

• Infrastructure;

• Other.

4.15 The design of the proposed scheme is thought to be well-considered and of a high standard that

provides quality workshop and office space for 6 units, whilst being reflective and sympathetic to local

character. The design has ensured the development is of an appropriate scale in relation to

neighbouring built development and is not thought to sit out of context with the surroundings. The

policy summarises that regarding access that any proposals be safe, suitable and consider the potential

traffic implications. The site will be accessed via the existing drive and will be extended into the

application site providing access to the parking facilities, allowing the proposal to be self-sufficient and

not of detriment to neighbouring uses.

4.16 The site is significantly screened from views to the north and east due to existing built development

and the mature hedge/tree coverage within the field to the east of the site. Views of the site from the

south will show the development in the context of the wider cluster of commercial units and as such

will be in keeping with local character. It is therefore considered that any impact on amenity of views

would be minor allowing the applicant to deliver a well-designed scheme without impeding the local

amenity of others when assessed against any of the criteria outlined in Policy DMG1. In the context of

the section of the policy which refers to environmental considerations the site does not sit within any

local or national landscape/ecological designation.

4.17 Policy DMG2 outlines further strategic considerations. The policy assists in the interpretation of the

Development Strategy and underpins the settlement hierarchy for the purposes of delivering

sustainable development. The policy also states that development proposals within the defined

settlements should “consolidate, expand or round-off development so that it is closely related to the

main built up areas, ensuring this is appropriate to the scale of, and in-keeping with the existing

settlement”. As the adjoining buildings to the Proposed Development are also industrial/commercial


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units, it is believed that this development retains a focus on developing sites with a link to the

settlement and is of a modest scale, fitting with the remainder of the site.

4.18 As noted when considering the proposals against Policy DMI2, the development is not thought to give

rise to any transport impacts which would be of any significance and as such the application is

considered to be generally acceptable when considered against Policy DMG3: Transport and Mobility.

The proposal is very well located as to take advantage of the main transport routes in and out of the

settlement and as noted throughout this statement is suitably situated as to provide access by other

means of travel, namely bus, cycle or by foot.

4.19 The policy advises that proposals will be expected to meet the adopted parking standards, which in

this circumstance is thought to be those detailed in Appendix 2 of the Joint Lancashire Structure Plan.

When weighed against the criteria detailed in the aforementioned appendix it has been established

that the location is of medium accessibility and therefore the proposal is required to provide 1 parking

space for every 31-35sqms of floorspace. Subsequently as the proposal is for a combined floorspace

of 834sqms the required parking provision is between 24 and 27 spaces. The proposal includes 28

spaces and as such is in excess of that required by the standards, and in line with those required for

development in less accessible locations than the Application Site. Consequently, the proposal as

submitted adheres to the stipulations detailed in policy DMG3. Moreover, as detailed in Section 3, the

well-considered site arrangement allows for more than sufficient parking provision ensures against

any impact on the neighbouring commercial unit which will continue to function as it does presently

without disruption.

National Planning Policy Framework (2012)

4.20 Section 1 of the NPPF supports such an approach, in order to build a strong, competitive economy. In

particular, Paragraph 19 of the section states that:

‘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.’

4.21 This would appear to be particularly relevant to the Proposed Development, and as such, if compliance

can be sought with Policy DMB1 of the Core Strategy it would appear that the principle of the

development can be established. Furthermore, through the restriction of light industrial units, it is

considered that this would be unlikely to create any adverse impact or harm to the retail function of

neighbouring local centres or the city centre generally.

4.22 The NPPF is a material consideration in planning decisions as per Paragraph 2 of the Framework and

Section 38(6) of the Planning and Compulsory Purchase Act 2004.

4.23 The NPPF sets out Government planning policies for England and how these are expected to be

applied. The golden thread running throughout the NPPF is the Government’s presumption in favour

of sustainable development (Paragraph 14) whereby developments which correctly balance the

requirements of economic, social and environmental issues should be granted planning permission


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unless there are strong reasons that permission should not be granted. The NPPF also strongly

supports economic and housing development.

4.24 Sustainable development is broadly defined in Paragraph 7 of the Framework as having three

dimensions; namely economic, social and environmental. Paragraph 17 sets out the core planning

principles which include the need to:

• “Proactively drive and support sustainable economic development to deliver the homes,

business and industrial units, infrastructure and thriving local places that the country

needs…

• Always seek to secure high quality design and a good standard of amenity for all existing

and future occupants of land and buildings…

• Actively manage patterns of growth to make the fullest possible use of public transport,

walking and cycling, and focus significant development in locations which are or can be

made sustainable...”

4.25 At present the wider context to the Application Site comprises existing built development in the form

of established industrial units. The supporting documents aim to demonstrate not only the scope of

necessary works but also the acceptability of the proposal when assessed against the adopted Core

Strategy. The development is considered sustainable in that it focusses development within an

established cluster of buildings and is in-keeping with the current lawful use.

4.26 It is considered that the Proposed Development will result in an overall improvement in the visual

aspect of the site from the neighbouring properties and from the highway, and that there are no

significant adverse environmental impacts which arise from the development.

Housing and Economic Development DPD

4.27 The Housing and Economic Development DPD set out a series of preferred housing and employment

site allocations and also included a series of proposed development management planning policies.

The document is yet to be adopted and is currently going through a period of consultation, as such

whilst a relevant consideration, the weight afforded to the document remains minimal.

4.28 The document outlines that there remains a residual requirement for employment land across the

borough of 2.41 ha. The DPD goes on to outline three sites designated for employment development

resulting in the Council claiming to exceed the required provision when compared against the

identified requirement in the Core Strategy of 1.6 ha. However, it should be noted that this is not a

ceiling to employment development. Therefore, even if the Council’s employment provision was in

line with their target, even if it is deemed that there is sufficient land to deliver the entire employment

requirement over the Plan period, there would still be no conflict with this document as the

requirement figure is not a ceiling to development. As such, whilst the site is not allocated for further

expansion it can still be viewed favourably in the context of the Development Plan.

Summary

4.29 Overall, it is considered the Proposed Development is consistent with both the Development Plan and

the NPPF. The proposal will allow for a more efficient use of the site and establish compatible


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development in line with existing uses prevalent on the wider site. In overall terms, the Proposed

Development will result in the level of employment at the Site increasing considerably so as to support

the employment related policies of the plan and increase commercial floorspace provision within

Longridge. Furthermore, whilst delivering workspace and office floorspace, which is accessible by a

variety of transport modes, in an appropriate location for the Proposed Development.

Utilities, Foul Sewage, Waste Management, Refuse and Recycling Statement

4.35 Given the existing use of the Site and the utilities already installed at the Site it is considered that the

surrounding utilities and foul sewage network can accommodate the Proposed Development. Refuse

and recycling will be similar to the existing arrangements at OBAS Works.

Sustainability Statement

4.36 Consideration was given to the sustainability of the Site’s location and it was established that adequate

provision is in place to serve the Proposed Development. Access to local services is available and

provision for the use of sustainable methods of transport is thought to be acceptable.

4.37 The provided layout details elements of landscaping proposed across the Site. The layout looks to

retain as much of the existing features as possible and where appropriate looks to enhance the Site to

ensure it preserves any ecological value.

4.38 Discussion of the proposal with regard to the NPPF and the definition of sustainable development, it

is considered that the Proposed Development would constitute sustainable development. It would be

sited on an existing brownfield site, with the good public transport access, helping meet the

requirement for sustainable development.


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5 CONCLUSION

5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 places a requirement upon

Authorities when determining planning applications to do so in accordance with the adopted

Development Plan unless material considerations indicate otherwise.

5.2 This statement has set out the planning policy relevant to the determination of the planning

application and has assessed the proposed scheme in this context. Section 3 of the statement

addresses the concerns previous raised by the council. Whilst Section 4 discusses the planning policy

context, and it is concluded that the Proposed Development is in overall compliance with the relevant

policies of the plan.

5.3 In overall terms the Proposed Development will result in the level of employment at the site increasing

so as to support the employment related policies of the plan. Furthermore, whilst delivering workspace

and office floorspace, consequently the brownfield Application Site, which is accessible by a variety of

transport modes, is an appropriate location for the Proposed Development.

5.4 For the reasons identified within this statement, it is considered that planning permission for the

Proposed Development should be granted and the application is commended to the authority.

planning statement - ribble valley · 2017-11-02 · are, on the basis the proposal has clearly...

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