Planning » Application Comments

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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: 12
  • Consultees Responded: 5
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Wadsworth Parish Council

Consultation Date: Fri 19 Jan 2018

Highways Section

Consultation Date: Fri 19 Jan 2018

Environmental Health Services - Pollution Section (E)

Consultation Date: Fri 19 Jan 2018

Environment Agency (Waste & Water)

Consultation Date: Fri 19 Jan 2018

Building Control (E)

Consultation Date: Fri 19 Jan 2018

Community Engagement

Consultation Date: Fri 19 Jan 2018

Education Services

Consultation Date: Fri 19 Jan 2018

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.

Housing Services

Comment Date: Thu 08 Feb 2018

The proposed development exceeds the threshold of 10 residential dwellings, therefore it is of a sufficient scale to require an element of affordable housing to be provided in accordance with the policy.

There is an identified need for affordable housing across Calderdale with over 3500 households registered on Keychoice. Housing services are seeking an affordable housing contribution of 35% dwellings which equates to a minimum 8 units.

To date, no details regarding the nature or provision of an affordable housing contribution have been discussed by the applicant and will require further detail.

Stephanie Furness, Housing Enabling and Projects Manager

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