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18/00045/FUL | Conversion of Mill to create 21 dwellings with small business units and cafe. Demolition of sheds. Construction of 4 new dwellings. Provision of car parking, gardens and landscaped areas. | Old Town Mill Old Town Mill Lane Old Town Hebden Bridge Calderdale
  • Total Consulted: 13
  • Consultees Responded: 8
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Building Control (E)

Consultation Date: Fri 19 Jan 2018

Community Engagement

Consultation Date: Fri 19 Jan 2018

Environment Agency (Waste & Water)

Consultation Date: Fri 19 Jan 2018

Environmental Health Services - Pollution Section (E)

Consultation Date: Fri 19 Jan 2018

Highways Section

Comment Date: Tue 08 May 2018

The proposals are for the conversion of a mill to create 21 dwellings, 2 small business units and a café. There will also be the demolition of sheds and the creation of 4 new dwellinghouses, the provision of car parking, gardens and landscaping.

To assess the highway implications of a proposal of this magnitude the Highway Authority requires the submission of a Transportation Statement. No assessments have been undertaken in relation to trip generation for the proposals compared to the previous uses and no detailed trip distribution has been undertaken to illustrate the likely increase in traffic on local roads and the implications of such increases on the local highway network and any necessary mitigation measures required.

The site is located on Old Town Mill Lane in Chiserley. A mixed status highway that is partially cobbled and partially tarmacked. There are no segregated footways and to the east of Old Town Hall Cottages there is a PROW. The site falls within a 20mph zone and therefore visibility splays of 2.4m x 25m are required from vehicular accesses.No visibility splays have been demonstrated within the submission.

A site visit has confirmed that accessibility from the east on Old Town Mill Lane is exceptionally restricted with barely the width of a private car available as you pass Old Town Hall Cottages and therefore this should be considered carefully in terms of accessibility to the proposed site and intervisibility. The applicant has stated that the eastern most access has been designed to not encourage access or egress to the pinch point but it is the Highway Authorities view that this arrangement restricts visibility and will not discourage access or egress to the east. Further work is needed.

The proposals are stated to include 1 number 1 bedroom house, 7 number 2 bedroom dwellings, 17 number 3 bedroom dwellings. The proposals would also result in the loss of 3644 sq m of B2 floorspace and proposes 204 sq m of A3 floorspace and 78 sq m of B1(a) floorspace for the business units. The proposals also include 52 car parking spaces for the residential units, 6 car parking spaces for staff/office use, 3 car parking spaces for visitors and 3 disabled bays in addition to a delivery bay being shown.

The Replacement Calderdale UDP sets out that for:

' B1(a) use upto 1 car parking space per 30 sq m of floorspace could be provided, 1 cycle space/stand per 325 sq m and 1 motorcycle parking space per 1000 sq m.
' A3 use upto 1 car parking space per 3.5 sq m of floorspace and 1 motorcycle parking space per 200 sq m.
' For residential dwellings, 1 car parking space per dwelling plus 1 space per dwelling where parking is available within the curtilage of the dwelling otherwise 1 space per 2 dwellings where communal parking is provided.

Therefore the proposals require for 50 car parking spaces for the residential dwellings, two per unit to comply with the Councils standards. Spaces are required to be 2.4m wide, unless located close to a wall or boundary treatment where additional width will be required, there are spaces that need to be widened close to boundaries as a result of this.

An additional 14 car parking spaces are proposed for the business units and the restaurant, this is below the maximum parking standard that could be provided. Dependent on the size and popularity of the café and restaurant there could be some overflow parking from the site as a result of the proposals.

The proposals include one new vehicular entrance and private driveways provided from a side road for the newly proposed dwellings and another new access taken from Old Town Mill Lane within the main site area and two further new accesses to car parking and landscaping areas to the north side of Old Town Mill Lane.

The residents car park to the north west of the site is required to be redesigned as it results in a number of spaces reversing directly back onto Old Town Mill Lane, it is considered that the car parking spaces could be flipped to provide an additional two spaces each side with a 6m aisle width between them which would ensure that all manoeuvring takes place within the car parking and vehicles are able to access and egress in forward gear. The car park proposed to be taken from the north east side of Old Town Mill Lane is acceptable in principle and the tandem spaces are now 10m length with a 6m aisle width which is acceptable.

The driveways located on the unnamed access road are acceptable in principle, but the access road itself does not provide the required 6m aisle width and therefore the driveways should be widened or set back to ensure that there is adequate space for vehicles to manoeuvre off the driveways and to ensure that adequate visibility has been provided on safety grounds.

The other site access proposed from the unnamed access road is 5.5m wide and whilst acceptable in principle, boundary treatments surrounding the site have not been detailed and a visibility splay of 2.4m x 25m should be demonstrated and maintained with nothing higher than 0.9m within it in land under the applicants control or within the public highway. Six car parking spaces are proposed to be accessed from the access road, stated to be under a green roof, no detail has been provided as to the structures proposed for this parking arrangement, adequate visibility splays are required within this arrangement to ensure safety is not compromised within the site.

The existing courtyard accessed off Old Town Mill Lane is proposed to be maintained for access to the business units and the café, it is not considered that there is adequate space for large vehicles to be serviced in this area and therefore further information and swept paths should be provided to demonstrate the proposed servicing arrangements. The proposals are for B1(a) use and it is considered the vehicles used to service this use may be smaller vehicles. It may be prudent to restrict the use class of the commercial units to ensure that only small delivery vehicles are required to service the use or to request further information from the applicant in regards to servicing of both the commercial and café uses.

One further access is proposed from Old Town Mill Lane to the east of the existing courtyard access. The Highway Authority is concerned about the alignment of the proposed access which should be arranged at 90 degrees to the existing highway to ensure that vehicles approaching the access from within the site do not block vehicles accessing the site. Visibility splays of 2.4m x 25m are required from the access and the Highway Authority is concerned that the existing building line restricts the visibility from the site entrance. Visibility splays have yet to be demonstrated.

Three disabled parking spaces are proposed within the site.

Parking for the commercial units and café use are required to be signed within the site to ensure there is parking available for visitors to the site.

Eight external cycle parking standards are proposed in the public courtyard which is proposed to have no vehicle access, these are acceptable for visitors and short stay users but not for staff and long stay use. Further provision should be made in a secure and covered location for staff.
Three motorcycle parking stands are also proposed.

It is considered that bikes and bins can be stored within the dwellinghouses which can be accessed by the rear garden gates. However, the applicant should demonstrate that the proposals comply with Manual For Streets Standards which states in 6.8.9 that residents should not be required to carry refuse more than 30m and that refuse crews should be able to get within 25m of the refuse store. The Highway Authority is concerned that the proposals exceed these standards.

The submitted plans indicate a footway along the site frontage on Old Town Mill Lane and dropped kerbs and tactile paving should be installed across any proposed accesses and street lighting may be required along the frontages proposed. The Highway Authority is concerned that the remaining highway width is less than 4.1m and therefore does not allow simultaneous access and egress for cars, no passing places are proposed within the scheme and therefore further highway works are required to ensure that highway safety is not compromised in the vicinity of the site.

From a construction perspective, access by large vehicles will not be possible from the east due to the pinch point near the Cottages and therefore a Construction Management Plan should be conditioned on any approval to ensure that there is a lorry routing strategy in place. Swept paths are required at critical junctions to show the largest vehicles that can access the site, no swept paths have been provided across the site. A phoenix 2.25w with volvo FM 12 chassis should be tracked.

Further to the highway condition survey requested previously, on reflection the Highway Authority is concerned that the proposed level of development will generate a significant amount of traffic across a pooly made unadopted road that is maintained by the Council and therefore would require the highway surfacing to be improved to an agreed standard.

Whilst there are no objections in principle to the proposals, further information is required to assess the impacts of the proposed development on the local highway network. Furthermore, amendments are required to the site layout to ensure that servicing, bin storage, disabled parking, car parking, cycle parking, motorcycle parking, pedestrian access and visibility splays are provided to comply with the Councils standards. In addition to this, works to Old Town Mill Lane are required in order to ensure that the surfacing of the road is fit for purpose and that the layout of the highway does not compromise highway safety.

Wadsworth Parish Council

Comment Date: Wed 28 Mar 2018

Wadsworth Parish Council broadly support this application but have great concern about the viability of Old Town Mill Lane.There are also concerns about traffic using Walker Lane,Sandygate,Ackroyd Lane,Pecket Bar & Boston Hill Corner.Councillors are disappointed that there is any use of green belt land within the application and that there is no portion of the development set aside for affordable housing for local people.

Education Services

Comment Date: Wed 28 Mar 2018

There are currently surplus places in the area for primary school although the local primary school have a limited number of places available. The closest secondary school is over what would be considered a reasonable distance, although the projections indicate that there will be a sufficient number of places available.

Highways Section

Comment Date: Wed 28 Mar 2018

The proposals are for the conversion of a mill to create 21 dwellings, 2 small business units and a café. There will also be the demolition of sheds and the creation of 4 new dwellinghouses, the provision of car parking, gardens and landscaping.

To assess the highway implications of a proposal of this magnitude the Highway Authority requires the submission of a Transportation Statement. No assessments have been undertaken in relation to trip generation for the proposals compared to the previous uses and no detailed trip distribution has been undertaken to illustrate the likely increase in traffic on local roads and the implications of such increases on the local highway network and any necessary mitigation measures required.

The site is located on Old Town Mill Lane in Chiserley. A mixed status highway that is partially cobbled and partially tarmacked. There are no segregated footways and to the east of Old Town Hall Cottages there is a PROW. The site falls within a 20mph zone and therefore visibility splays of 2.4m x 25m are required from vehicular accesses.

A site visit has confirmed that accessibility from the east on Old Town Mill Lane is exceptionally restricted with barely the width of a private car available as you pass Old Town Hall Cottages and therefore this should be considered carefully in terms of accessibility to the proposed site and intervisibility.

The proposals are stated to include 1 number 1 bedroom house, 7 number 2 bedroom dwellings, 17 number 3 bedroom dwellings. The proposals would also result in the loss of 3644 sq m of B2 floorspace and proposes 204 sq m of A3 floorspace and 78 sq m of B1(a) floorspace for the business units. The proposals also include 64 car parking spaces.

The Replacement Calderdale UDP sets out that for:

' B1(a) use upto 1 car parking space per 30 sq m of floorspace could be provided, 1 cycle space/stand per 325 sq m and 1 motorcycle parking space per 1000 sq m.
' A3 use upto 1 car parking space per 3.5 sq m of floorspace and 1 motorcycle parking space per 200 sq m.
' For residential dwellings, 1 car parking space per dwelling plus 1 space per dwelling where parking is available within the curtilage of the dwelling otherwise 1 space per 2 dwellings where communal parking is provided.

Therefore the proposals for 50 car parking spaces for the residential dwellings, two per unit, comply with the Councils standards. Some are provided in a tandem arrangement, spaces arranged as such are required to be 10m in length to ensure there is space to walk between the cars. Furthermore, spaces are required to be 2.4m wide, unless located close to a wall or boundary treatment where additional width will be required.

An additional 14 car parking spaces are proposed for the business units and the restaurant. It is considered the car parking provision in numbers terms should be adequate for the proposed uses . However, some amendments are required to the layouts proposed in order to provide workable spaces.

The proposals include one new vehicular entrance and private driveways provided from a side road for the newly proposed dwellings and another new access taken from Old Town Mill Lane within the main site area and two further new accesses to car parking and landscaping areas to the north side of Old Town Mill Lane.

The residents car park to the north west of the site is required to be redesigned as it results in a number of spaces reversing directly back onto Old Town Mill Lane, it is considered that the car parking spaces could be flipped to provide an additional two spaces each side with a 6m aisle width between them which would ensure that all manoeuvring takes place within the car parking and vehicles are able to access and egress in forward gear. The car park proposed to be taken from the north east side of Old Town Mill Lane is acceptable in principle but the tandem spaces should be increased in length to 10m and a 6m aisle width provided between them.

The driveways located on the unnamed access road are acceptable in principle, but the access road itself does not provide the required 6m aisle width and therefore the driveways should be widened or set back to ensure that there is adequate space for vehicles to manoeuvre off the driveways and to ensure that adequate visibility has been provided on safety grounds.

The other site access proposed from the unnamed access road is 5.5m wide and whilst acceptable in principle, boundary treatments surrounding the site have not been detailed and a visibility splay of 2.4m x 25m should be provided and maintained with nothing higher than 0.9m within it. Six car parking spaces are proposed to be accessed from the access road, stated to be under a green roof, no detail has been provided as to the structures proposed for this parking arrangement, adequate visibility splays are required within this arrangement to ensure safety is not compromised within the site.

The existing courtyard accessed off Old Town Mill Lane is proposed to be maintained for access to the business units and the café, it is not considered that there is adequate space for large vehicles to be serviced in this area and therefore further information and swept paths should be provided to demonstrate the proposed servicing arrangements. The proposals are for B1(a) use and it is considered the vehicles used to service this use may be smaller vehicles. It may be prudent to restrict the use class of the commercial units to ensure that only small delivery vehicles are required to service the use or to request further information from the applicant in regards to servicing of both the commercial and café uses.

One further access is proposed from Old Town Mill Lane to the east of the existing courtyard access. The Highway Authority is concerned about the alignment of the proposed access which should be arranged at 90 degrees to the existing highway to ensure that vehicles approaching the access from within the site do not block vehicles accessing the site. Visibility splays of 2.4m x 25m are required from the access and the Highway Authority is concerned that the existing building line restricts the visibility from the site entrance.

Three disabled parking spaces are proposed within the site but they need to be amended to meet the dimension standards set out within The DfT's Inclusive Mobility. 2.4m x 4.8m should be provided with a 1.2m extra aisle width provided between the spaces. Furthermore, 6m aisle widths are required which are substandard as shown within the site.

Parking for the commercial units and café use are required to be signed within the site to ensure there is parking available for visitors to the site.

External cycle and motorcycle parking are proposed, these should be provided with a flush access point. Spacing of 1m should be provided between the cycle parking stands and there should be a minimum of 0.5m to boundary walls or the carriageway to ensure both sides of the stands are available. Motorcycle parking spaces are also proposed, these should be provided with secure lockable anchor points.

It is considered that bikes and bins can be stored within the dwellinghouses which can be accessed by the rear garden gates. However, the applicant should demonstrate that the proposals comply with Manual For Streets Standards which states in 6.8.9 that residents should not be required to carry refuse more than 30m and that refuse crews should be able to get within 25m of the refuse store. The Highway Authority is concerned that the proposals exceed these standards.

The submitted plans indicate a footway along the site frontage on Old Town Mill Lane and dropped kerbs and tactile paving should be installed across any proposed accesses and street lighting may be required along the frontages proposed.

From a construction perspective, access by large vehicles will not be possible from the east due to the pinch point near the Cottages and therefore a Construction Management Plan should be conditioned on any approval to ensure that there is a lorry routing strategy in place. Swept paths are required at critical junctions to show the largest vehicles that can access the site.

A give way marking has been indicated on Old Town Mill Lane infront of the site which does not seem like it's part of a cohesive scheme to mitigate the impacts of the development. This should be considered further.

A highway condition survey will need to be carried out and agreed with the Highway Authority prior to any works commencing on site and any damage to the highway occurring as a result of this development is to be remedied by the developer to the satisfaction of the Highway Authority once all works have been completed on site.

Whilst there are no objections in principle to the proposals, further information is required to assess the impacts of the proposed development on the local highway network. Furthermore, amendments are required to the site layout to ensure that servicing, bin storage, disabled parking, car parking, cycle parking, motorcycle parking, pedestrian access and visibility splays are provided to comply with the Councils standards.

Yorkshire Water Services Ltd

Comment Date: Wed 14 Feb 2018

Thank you for consulting Yorkshire Water regarding the above proposed development. We have the
following comments:
Waste Water
If planning permission is to be granted, the following conditions should be attached in order to protect
the local aquatic environment and YW infrastructure:
The site shall be developed with separate systems of drainage for foul and surface water on and off
site.
(In the interest of satisfactory and sustainable drainage )
No development shall take place until details of the proposed means of disposal of surface water
drainage, including but not exclusive to :-
a) evidence to demonstrate that surface water disposal via infiltration or watercourse are not
reasonably practical ;
b) evidence of existing positive drainage to public sewer and the current points of
connection; and
c) the means of restricting the discharge to public sewer to the existing rate less a minimum
30% reduction, based on the existing peak discharge rate during a 1 in 1 year storm event, to allow
for climate change
have been submitted to and approved by the Local Planning Authority . Furthermore, unless
otherwise approved in writing by the Local Planning Authority , there shall be no piped discharge of
surface water from the development prior to the completion of the approved surface water drainage
works.
(To ensure that no surface water discharges take place until proper provision has been made for its
disposal and in the interest of sustainable drainage )
Surface water run-off from hardstanding (equal to or greater than 800 square metres) and/or
communal car parking area (s) of more than 49 spaces must pass through an oil , petrol and grit
interceptor/separator of adequate design that has been submitted to and approved by the Local
Planning Authority, prior to any discharge to an existing or prospectively adoptable sewer .
(To prevent pollution of the aquatic environment and protect the public sewer network )
1) Yorkshire Water promote the surface water disposal hierarchy. The developer must provide
evidence to demonstrate that surface water disposal via infiltration or watercourse are not reasonably
practical before considering disposal to public sewer. Only as a last resort, and upon receipt of
satisfactory evidence to confirm the reasons for rejection of other methods of surface water disposal,
curtilage surface water may discharge to public sewer. Surface water discharges to the public sewer
must have a minimum of 30% reduction based on the existing peak discharge rate during a 1 in 1 year
storm event. The developer will be required to provide evidence of existing positive drainage to a
public sewer from the site to the satisfaction of YWS/the LPA by means of physical investigation.
On-site attenuation, taking into account climate change, will be required before any discharge to the
public sewer network is permitted.
2) On the Statutory Sewer Map, there is a small diameter public combined sewer recorded to cross
the site. It is essential that the presence of this infrastructure is taken into account in the design of the
scheme. In this instance, YWS would look for this matter to be controlled by Requirement H4 of the
Building Regulations 2000 and no protective condition is required.
Yours faithfully,
Stephanie Walden
Land Use Planning Manager

Countryside Services (E)

Comment Date: Fri 09 Feb 2018

Further to my previous comments, I note that no assessment of the use of the buildings by nesting birds has been made. Should planning permission be granted, unless evidence has been provided to demonstrate that nesting birds are unlikely to be adversely affected by the proposed works, I recommend the following condition.

No demolition of buildings should be carried out between 1st March and 31st August inclusive unless a competent ecologist has undertaken a bird survey immediately before the demolition works have commenced and provided written confirmation that no birds will be harmed or disturbed and/or that there are appropriate measures in place to protect nesting birds on site. Any such written confirmation should be submitted to the Local Planning Authority.

Comment Date: Fri 09 Feb 2018

The Ecological Appraisal for Bats recorded small numbers of common pipistrelle bats roosting in buildings A and C. The proposals will result in the destruction of roosts which is not permissible unless a European Protected Species Licence (EPSL) has been secured.

PRIOR to determination a satisfactory bat method statement, written in the format required for a EPSL, will be required.

In line with the biodiversity enhancement requirements set out in the NPPF, 3 bat roosting features should be installed. This should comprise of one installed within the SW elevation of the new build (suitable boxes are stocked by companies such as Ibstock (http://www.ibstock.com/eco-products/), Habibat (http://www.habibat.co.uk/about-habibat) and Schwegler (eg 1FR, 2FR, Brick Box Type 27)) and 2 fixed to the outside of the SW elevation of the existing buildings (eg Schwegler 1FQ Bat box). All should be installed as close to gable apexes as possible. (This enhancement is over and above any requirements of the EPSL.)

In addition, 3 swift nesting features should be installed. This should comprise of one installed within the NE elevation of the new build and 2 fixed to the outside of the NE elevation of the existing buildings. All should be installed as close to gable apexes as possible. Suitable boxes are stocked by companies such as Ecosurv, Forticrete and http://manthorpebuildingproducts.co.uk/search?q=swift.

Should panning permission be granted, the following being the subject of a planning condition:

No building works shall be carried out unless the LPA has been provided with either:
a) a licence issued by Natural England pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorizing the development to go ahead; or

b) a statement in writing from Natural England to the effect that it does not consider that the development will require a licence.

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