7.1 HERITAGE TRAILERS BROOKFIELD DINTING GLOSSOP

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1 HPK/2013/ /04/2013 HERITAGE TRAILERS BROOKFIELD DINTING GLOSSOP MR TIM TURNER BLUE DEER LIMITED CHANGE OF USE TO A1, A3, B1 & D2 PLUS ASSOCIATED CAR PARKING (FULL PLANNING - SMALL- SCALE MAJOR APPS) HPBC INTEREST: None Known SITE LAYOUT / DESCRIPTION: The site is that of a former car showroom which is currently used to fabricate trailers with ancillary sales/showroom. There is also a hand car wash operating on the site frontage. The site is located on the western side of the A57 at Brookfield, Glossop. It is accessed off the main highway and is adjoined to the North and West by land used by Glossop Caravans for the servicing of caravans. Land to the South is in use as a petrol filling station and is adjoined to the rear by a number of smaller units in industrial use. There is a mix of residential and commercial units opposite the site. The site is largely flat and sits within a designated floodplain (Zones 2 and 3). The site is designated as a Primary Employment Zone in the High Peak Saved Local Plan Policies 2008 and is also situated within an Improvement Corridor. THE APPLICATION: Heritage Trailers who currently have a lease on this site are shortly moving to new premises outside of the Borough which will leave the site vacant. Throughout the period of ownership of Blue Deer Ltd the site has been marketed for business and industrial uses in line with its extant consents and employment designation in the Saved Local Plan Policies. There has been little real interest in the site for these uses and Blue Deer Ltd are now seeking to optimise the sites potential for development in view of the sites prominent location on a main arterial road through Glossop. The proposed development seeks to refurbish and extend the existing building on site by re-cladding it and introducing a glazed canopy across its frontage. It is proposed to divide the building into smaller units and introduce a mixture of uses into the premises. The existing building would be split into four retail shops (A1 use) each with a retail floor space of between approx sq.m; a café/restaurant (A3) unit of 242sq.m; and an Assembly and Leisure Unit (D2) of 394sq.m to be used as a gym would also be provided. The extension to the side/rear and would be for a B1 Office Use. The retail element would be non food and aimed at users whom you may not necessarily find on the High Street because, for example, they sell bulky goods and require large areas of space for storage/showrooms. It is understood that the applicant have a company wishing to sell mobility scooters interested. 7.1

2 No alterations are proposed to the highway with the existing access points being retained. Twelve staff parking spaces would be provided at the rear of the site with a further 35 additional spaces for customers provided to the front and side of the premises. Provision has been made for service/delivery vehicles to enter and leave the site in a forward gear. PLANNING HISTORY: HPK/2007/0199 Change of Use from car showroom (sui generous) to B1, B2, B8 and D1 (max 482sqm) Approved. HPK/2008/0673 Proposed Supermarket, Withdrawn. HPK/2009/0029 Proposed Supermarket, Refused. HPK/2010/0163 Change of Use to Trailer Fabrication Workshop & Showroom/Sale Area and Hand Car Wash. Approved. PUBLICITY EXPIRY DATES: Site Notice 22 nd May 2013 Neighbours 9 th May 2013 Newspaper 6 th June 2013 REPRESENTATIONS / NEIGHBOURS: One letter of support for the following reasons: Much needed facilities in this location; Smart refurbishment will improve the image of the area; Will provide much valuable business and employment opportunities; Three letters of objection for the following reasons: Traffic on the A57 is already terrible; If not enough car parking on site will start parking on neighbouring estate streets and cause more congestion; Glossop Town Centre has enough shops to serve the area; Other uses may cause noise/nuisance. CONSULTATIONS: Highway Authority No objections in principle. The development will provide adequate car parking for the uses proposed provided the D2 Use is restricted to a Gym. Conditions required to secure the car parking provision and space within the site for the access, parking and manoeuvring of service vehicles. Environment Agency Comments awaited on updated Flood Risk Information. Environmental Health No objections subject to conditions relating to extract ventilation systems and lighting assessment. 7.2

3 RELEVANT POLICIES: High Peak Local Plan Saved Policies BC1 - External Materials EMP 4 - Primary Employment Zones EMP 9 - Change of Use from Industry or business GD2 - Built up area boundaries GD3 - Improvement Corridors GD4 - Character Form and Design GD5 - Amenity GD6 - Landscaping GD7 - Crime Prevention TC5 - Small shops TR5 - Access, parking and design National Planning Policy Section 1 Building a strong, competitive economy. Section 2 Ensuring the vitality of town centres. Section 8 Promoting healthy communities. Section 10 Meeting the challenge of climate change, flooding and coastal change. MAIN ISSUES AND COMMENT: Principle Considerations 1. The site lies within the built-up area of Glossop. It is situated on the A57 (T) which is designated Improvement Corridor and forms the main access route into and out of Glossop. The site is currently in an employment use but has a neglected appearance and has done since its original use as a car showroom ceased some years ago. The development proposed raises a number of material planning considerations which are considered in turn. Employment 2. The site is a designated Primary Employment Zone and thus falls within an area covered by Policy EMP4 of the High Peak Local Plan Saved Policies This Policy states: Land and buildings within Primary Employment Zones will be safeguarded, and Planning Permission will be granted, for employment development within the following classes of the Town and Country Planning (Use Classes) Order 1987: B1. Business B2. General Industry; B8. Storage and distribution; And other employment generating uses. Planning will not normally be granted for retail or housing development. The policy states that retailing will be resisted in PEZ s as it may result in amenity or environmental problems, undermine the vitality or viability of the town centres or limit future industrial development. 7.3

4 Policy EMP9 of the Saved Policies relates to the change of use from industry or business and advises that: Planning permission will be granted for the change of use of industrial business land or premises provided that: In the case of mixed use elements they are limited in scale and subordinate to the employment use of the site: and the development achieves demonstrable improvements to the size, quality or accessibility of the employment premises or employment base.. 3. The National Planning Policy Framework seeks to deliver sustainable development. Paragraph 22 of this guidance advises that Local Planning Authorities should avoid the long term protection of sites allocated for employment use where there is no reasonable prospect of a site being used for that purpose. It states: Where there is no reasonable prospect of a site being used for the allocated employment use, applications for alternative uses of land or buildings should be treated on their merits having regard to market signals and the relative need for different land uses to support sustainable local communities 4. High Peak currently has an adequate supply of employment land within the Borough. The site has been marketed for a number of years for light and general industrial uses with little interest. The current occupiers are moving to new premises outside of the Borough where they will receive more attractive finance arrangements and the site will be yet again vacant. The uses proposed on site are employment generating and still retain a B1 element. Given the history of the site and the Governments recent introduction of permitted development rights to allow more flexible uses to support economic regeneration it is considered that an appropriate mixed use development on the site would not be contrary to the provisions of the NPPF. Retail 5. The High Peak Saved Local Plan Policies 2008 has developed retail policies to sustain and enhance the vitality and viability of centres, to promote and encourage high quality mixed use developments and to focus development (especially retailing) in locations which promote competition and maximise the opportunity for using transport other than the car. Policy TC5 of the Saved Policies advises that: Planning permission will be granted for small shops, (under 500sq.m gross floor space) including changes of use, extensions and alterations, in the following locations: Within town and village centres; and Outside town and village centres but within the built-up area boundary, Provided that: The scale, nature and location of the development, either individually or cumulatively, will not be such as to undermine the vitality or viability of any existing nearby town or local centre as a whole or the role of nearby village shops. 7.4

5 6. Section 2 of the National Planning Policy Framework seeks to ensure the vitality of town centres. It advises that local planning authorities should apply a sequential test to planning applications for main town centre s uses that are not is an existing centre and are not in accordance with an up-to-date Local Plan. Para 26 of the NPPF states that local planning authorities should require an impact assessment if the development is over a proportionate, locally set floor space threshold (if there is no locally set threshold, the default threshold is 2,500sqm). 7. The building as extended would have a floor area of approximately 1665sqm. Approximately a third of this floor space is proposed as non food retail floor space (A1) in the form of four separate units. Provided that no more than 500sq.m of retail floor space is created in total then a retail impact assessment is not required and the introduction of these small shops would not conflict with retail policy TC5 of the High Peak Saved Local Plan Policies 2008 or Section 2 of the NPPF. However it is considered that the retail units should be for non food as no assessment has been made of the impact a small food store would have on other small local food stores in neighbouring centres. Other Uses 8. The other uses proposed, an A3 (Restaurant/Café) and D2 Gym Use are considered acceptable in this location. Such uses are leisure related and employment generating. These uses would not impact on the general amenities of the area. Highway Issues 9. This site has an extant employment use with good access to the adjoining highway. The Highway Authority are satisfied that adequate on site parking has been provided commensurate to the proposed uses and there is sufficient space within the site to provide for the parking, manoeuvring of service and delivery vehicles associated with the development. The development thus accords with Policy TR5 of the Saved High Peak Saved Local Plan Policies. Visual Appearance 10. The site lies within an Improvement Corridor as defined by Policy GD3 of the High Peak Saved Local Plan Policies This policy advises that planning permission will be granted for development within improvement corridors, provided that: its layout, scale, design, external appearance, boundary treatment and landscaping will enhance the appearance of the area. The proposed recladding and alterations proposed to the building will provide a visual enhancement. Conditions should be attached to ensure that a highway quality landscaping scheme is provided with improved boundary treatments again which will improve the appearance of the site. RECOMMENDATION: that planning permission be granted subject to the following conditions: 1. Standard 3 year time 2. Samples of materials to be submitted; 3. No more than 500sqm of gross retail floor space; 4. No retail food sales 7.5

6 Ward Bdy Track D1 use restricted to a gym and no other purpose within Class D2 6. As required by environmental health 7. Parking/Servicing areas laid out and maintained; 8. Landscaping/Boundary treatments. Path Works El Sub Sta Roakleys 120.9m MELANDRA MELANDRA MELANDRA MELANDRA MELANDRA MELANDRA ROAD Depot CR 128 FB A The Site 126b Works 120.8m Warehouse 126a Garage 126 CR Shepley Street Street Street 4 Path (um) Tank Ward Bdy Brookfield 121.0m El Sub Sta Glossop Brook 0 35 metres 70 Def Depot Foot Bridge INFORMATIVE The Council entered into pre-application discussions with the applicant to secure a revised/improved scheme, as has been submitted and consequently approved. It is therefore considered that the proposals meet the provisions of paragraphs of the NPPF 7.6

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