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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: 0
  • Comments Received: 10
  • Objections: 4
  • Supporting: 0
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Cllr Dave Young (Neutral)

Comment submitted date: Wed 11 Apr 2018

As a Calder Ward Councillor I wish to comment on the above Planning Application.
Although I am broadly in favour of the development of Old Town Mill I have concerns about the impact the extra traffic will cause on Old Town Mill Lane.
I am also concerned that there is no provision for Affordable Housing in this proposed project as raised by Stephanie Furness from Housing Services
And Wadsworth Parish Council.

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

Mr A Smith (Neutral)

Comment submitted date: Thu 05 Apr 2018

Whilst I am broadly in favour of the mill development plans I understand and to some extent share some of the concerns expressed in other comments, e.g. with regard to the new-builds, affordable housing and increased traffic volume on Walker Lane / Sandy Gate.

My main concern though is the likely exacerbation of existing problems on the stretch of Old Town Mill Lane between the mill and Walker Lane. Any increase in vehicular traffic here would be both highly dangerous and unsustainable.

This development should not be allowed to go ahead without the installation of a permanent physical barrier/bollard on Old Town Mill Lane to prevent any vehicular thru-traffic past the eastern edge of the mill, whilst still allowing pedestrians (local residents, dog-walkers, children going to/from school and the park, walkers/ramblers etc.), equestrians and cyclists to continue using the bridleway.

The installation of such a barrier/bollard - presumably a quick, cheap and simple solution - would not only address a major concern for local residents and other users of the bridleway along past the park to Walker Lane, it would also help to discourage at least some of the extra traffic which might otherwise be more tempted to use Walker Lane / Sandy Gate rather than Keighley Road for accessing the mill.

As others have said, with this issue addressed I would be broadly in favour this development. If done well it could be very good for this area and the future sustainability of our local community.

Ms Ann Horan (Neutral)

Comment submitted date: Mon 19 Feb 2018

In principle, I would support this application: the mill will otherwise decay further. However, I would reiterate the access issues. Any form of development will necessitate the delivery of plant and equipment, and for any of this traffic to access the site from the Walker Lane end of Old Town Mill Lane is simply unimaginable. The road narrows to a width barely able to support anything larger than a small van, right in front of a row of cottages where damage could easily be caused by larger vehicles. In addition, the state of the lane is now serious and unable to handle additional traffic.
It would seem sensible to block this lane just past the mill buildings, meaning that all traffic would have to access from the other end of Old Town Mill Lane, which is much wider and better surfaced.
This becomes even more of an issue once the mill has been converted and more traffic generated from the residents. It would also encourage future residents to access Old Town via Keighley Road rather than Sandy Gate, which is widely used by pedestrian traffic.

Mrs Valeen jones (Neutral)

Comment submitted date: Mon 19 Feb 2018

As a long-time resident of Old Town, Wadsworth, Hebden Bridge I wish
to express my concerns over the redevelopment of Old Town Mill.

Firstly, I must state that I am in favour of the project as long as
the access issues are addressed in a sensible manner.
The section of Old Town Mill Lane upon which the mill stands is easily
accessible from the westerly approach, via Boston Hill.
Beyond this, however, the lane narrows considerably towards its
junction with Walker Lane, and becomes increasingly badly surfaced.

There have been traffic issues here for a number of years, especially
since the rise in popularity of "sat-nav" and home deliveries.
The redevelopment of Old Town Mill will entail a great number of
contractors' vehicles, large and small, visiting the site on a daily
basis throughout the project.
These vehicles must be prevented from using Old Town Mill Lane from an
easterly direction, i.e. from Billy Lane and Walker Lane.
The lane is already in a poor state of repair, being "unadopted", and
the width is unsuitable for anything larger than a car.

I suggest that the eastern approach to the lane (at the junction with
Walker Lane) be signposted as "Residents Only" and "No Through Road"
as part of the agreement to the redevelopment of Old Town Mill.
Failure to address this particular issue will result in extreme
traffic difficulties for local residents and the developers
I also recommend that some kind of "special access" barrier be placed
on Old Town Mill Lane between Old Town Hall Cottages and Old Town
Mill, so that only residents are able to use this narrow part of the
lane. In addition, the proposed redevelopment should not unduly impose
on the group of dwellings called Old Town Hall Cottages and their
surrounding land adjacent to the Mill.

It must be taken into consideration that once the Mill redevelopment
has taken place and there are many more people living there, the
traffic load will greatly increase in the area.
Early planning as part of the project will hopefully minimise any
future problems.

The narrow section of Old Town Mill Lane is currently, and always has
been, used by pedestrians, equestrians and children walking to and
returning from the local school.
During the last 23 years that I have lived here, I have observed
pedestrians and children having to stand aside to allow (sometimes
large) vehicles to pass by as there is no pavement. I have also
observed ( and experienced myself ) some "near-misses" in the case of
potential accidents. I am surprised that nothing really serious has
happened considering the high speeds employed by some drivers. Common
sense would dictate that this situation should not continue.

Once again, I wish to say that I am not in opposition to Old Town Mill
being redeveloped. Hopefully, once this has been achieved, the
building will be beneficial to the look of Old Town. The Mill has been
left in a dilapidated condition for many years and to have it made
attractive will surely be agreeable to the residents and visitors of
Old Town.
However, it is vital that the access issues are dealt with correctly
right from the start of the project.

Regards, Sid Jones, 3 Old Town Hall Cottages.

Mrs Mary Lawrence (Objects)

Comment submitted date: Tue 13 Feb 2018

The application shows a sympathetic conversion of this important building, which would otherwise decay further and be lost. I am in favour of using brown field sites rather than building on green belt, and this would provide much needed homes. It does not appear to include any affordable housing, which is one reason for my objection. Another reason is the building of 4 new properties which I believe are not in keeping with the listed building. Another concern is the increase in traffic along Old Town Mill Lane and I agree with comments made by other residents. If the 4 new builds were removed, this would go some way in reducing traffic. I would also like to see the cobbles retained in any upgrading of the access road. I support the inclusion of small business units. If my objections were addressed I would support the application.

Mrs Susan Storr (Objects)

Comment submitted date: Sat 10 Feb 2018

I note that there are 64 proposed car parking spaces. This will mean even more vehicles going down Walker Lane & Sandy Gate when delivery vans and taxis are taken into consideration. The road is already overused and dangerous to pedestrians, there being no footpath. drivers ignore the 20mph speed limit. The road is already subsiding due to heavy traffic.

Miss Amber Patrick (Objects)

Comment submitted date: Thu 08 Feb 2018

The Association for Industrial Archaeology notes that this application is for the conversion of the majority of the buildings known as Mitchells Mill but with the demolition of weaving sheds and other attached single storey sheds. This is a surprisingly complete site and therefore an important one. The survival of its chimney is a significant landmark and this makes the site an easily identifiable one. The proposal is for mixed use with 25 residential units and two commercial ones. The development will ensure the retention of the 1851 mill, the carding mill, the boiler/engine house and chimney and some other buildings but does mean the loss of the north light sheds which abut both mills. As these buildings obscure the bottom floor windows of the 1851 mill it is clearly a later addition.

There is no separate heritage statement which is to be regretted as some of the relevant historical information and the historic building details are to be found spread over three documents: the combined Design and Access and Heritage Statement; the Feasibility Study (includes historical details); the Visual Structural Survey which has some useful photographs. In particular, whilst the north light weaving shed(s) may not be important, their dating and history should have been available so that their possible importance could have been judged. An adequate heritage statement/assessment would have enabled a fuller understanding of the development of the site as a whole, especially as there are clearly details available as indicated by the historic photographs in the Feasibility Study.

The proposals will enable the mill buildings to survive, as at present they are underused and parts have suffered from neglect which has allowed water penetration with the resultant adverse effects on the buildings. The proposal is for ten town houses in the Carding mill and eight in the 1851 mill with the ground floor being for the business units. There will be one residential unit in engine/boiler house. It is stated that the design approach is intend to enable the retention of beams, columns, cast iron shoes for the roof trusses which are a feature of Calder Valley mills, and saddle lintels showing in the interiors of the units as opposed to in the party walls. This is to be welcomed. However, there are other features such as the remains of winding machinery in both the 1851 Mill, and on the top floor of the Carding Mill, and it is not clear whether these too will be retained, either in situ or elsewhere on the site (photos in the Visual Structural Survey). Other interesting features include the remains of delicate wrought iron balconies on the Carding Mill. Also, the two storey Court Yard buildings have some interesting features, notably cast iron columns and an upper floor on cast iron beams and with a flag floor - what is to happen to the latter? Finally, mention must be made of the engine house and boiler house which is now a two storey building and was part of the original layout being for powering the 1851 mill. According to the Feasibility Study, it housed a beam engine and although alterations have obscured its layout on the exterior of the building, on the interior the arch can be distinguished. It would be nice if this could remain exposed. Externally there is the remains of the valve used to control the flow of water and hopefully this can be retained in connection with the pond. It is understood that electricity was brought to the site in the early 1900s to replace the steam engine and provide a cheaper source of power.

The reuse of industrial buildings for residential use is not always the most suitable one but it is the most secure for the long term survival of buildings. In this case the currently open floors are divided to form the residential units, however, overall this is a good conversion with relatively little changes to fenestration and the insertion of acceptable roof lights. The chimney will remain a landmark feature. The removal of the weaving sheds does enable the base of the mills to become visible. It is unfortunate that a separate heritage statement was not provided giving full details of the development and a history of this interesting site. This should have included the weaving sheds, which whilst they may no longer be in either good condition or appropriate for retention, are part of the site's history. It is clear from the details provided that there is historical detail available. The new build is so situated that it does not detract from the listed buildings. The Association does not object to the conversion of the mill buildings to the proposed uses but it does consider that a separate heritage statement/assessment should be provided and therefore objects to this application. However, it is essential that if this application is approved that there is an adequate recording condition (NPPF para 141) and it would be of benefit if there were an information board giving some historical details in a public area.

Amber Patrick,
Planning Casework Officer,
Association for Industrial Archaeology

Mr Stuart Milner (Neutral)

Comment submitted date: Tue 06 Feb 2018

In the Feasibility study it states "Rural areas are often reliant on higher levels of car use; consideration needs to be given to the impact of this"

On the Application Form it quotes that there will be development of 21 dwellings with small business units and café plus 4 new build dwellings plus parking spaces for 64 vehicles. (Currently there are parking spaces for 18 of which none are used).

(In other documents the café is called café/restaurant, which concerns me with regard to opening hours and noise).

The village of Old Town is a very small, and quiet hamlet of approximately 22 properties stretching on Old Town Mill Lane between two historic Old Town village markers. Old Town Hall Cottages and Old Town Hall are the properties that will be impacted most by the Mill development both in terms of building work and additional traffic as a result of the additional 64 vehicles. Old Town Hall Cottages which front Old Town Mill Lane already have a problem with vehicles without a further potential 64 plus vehicles using Old Town Mill Lane in front of Old Town Hall Cottages.

Old Town Mill Lane is an unadopted road and where it runs in front of Old Town Hall Cottages is already unsuitable for vehicle access as it is narrow and very close to the door frontages of Old Town Hall Cottage properties. Old Town Hall Cottages consists of 9 properties, of which 4 are owned and lived in by the owners. The other 5 are rented properties. 5 of the 9 Old Town Hall Cottage properties front on to Old Town Mill Lane and have full impact from passing vehicles.

Current car usage on Old Town Mill Lane in front of Old Town Hall Cottages is already excessive and a problem to Old Town Hall Cottages properties. This is a problem which I and my neighbours have previously reported to both Calderdale Council Highways department and Wadsworth Parish Council even before this development was proposed. Our concerns with this issue have not been resolved.

Our concerns relate to the number of cars, some very fast moving, that drive along Old Town Mill Lane in front of our properties along with the number of delivery vans some of which are too large for the lane and which are taking shortcuts along Old Town Mill Lane in front of our houses. On occasions I have challenged vehicles using Old Town Mill Lane in front of my property whereupon I have been abused, told to mind our own business and on one occasion threatened with violence. One neighbour was also run over by a car taking a short cut along Old Town Mill Lane past our properties. A further 64 vehicle parking spaces made available for new residents along with a massive increase in the number of delivery vehicles to service the new development will only serve to exacerbate the problem already with us and increase the risk to homeowners and residents of Old Town Hall Cottages. This is my main area of concern with regard to the development of the Mill and one which, like the Feasibility Study says, must be resolved. It is my view that the development of the Mill gives an opportunity to resolve the problem of cars using Old Town Mill Lane as a shortcut and a "rat" run and I suggest a solution below.

My wife and I own number 7 Old Town Hall Cottages which we let out as a 4 star Gold Award holiday cottage and have done so for 14 years plus. My wife and I also own and live in number 8 Old Town Hall Cottages. Our business and our quiet life style is going to be seriously disrupted by the development of the Mill even accounting for the fact that I know Gary Clay will be a most considerate developer. There is inevitably going to be disruption to my business through noise and dust pollution over the period of ongoing development. This will not be good for my business as guests come to enjoy the peace and tranquility of Old Town, but is one which I will have to deal with. However, as mentioned above, my main concern is going to be the massive increase in traffic usage in front of my business property and indeed our little hamlet of properties at Old Town Hall Cottages. If this is not addressed and a resolution found, when there is opportunity for it to be resolved I am pretty sure that my guests will stop coming and my business will fail.

As neighbours we have discussed the traffic issue and it is our collective view that old Town Mill Lane should be "blocked off" at the Mill end where the car park meets Old Town Hall Cottages. This will prevent new dwelling traffic driving along Old Town Mill Lane past Old Town Hall Cottages from Green End, thus causing no traffic issue. It will of course mean that we as residents of Old Town Hall Cottages will not be able to drive along the front of the new Mill dwellings, an inconvenience which we are prepared to put up with as we will have to drive along Old Town Mill Lane towards Green End if we go to Keighley whereas currently we would drive along Old Town Mill Lane towards Ayre View. However, if an electronic drop down bollard could be installed, controlled by an electronic fob, as part of the development with the fob being made available only to residents of Old Town Hall Cottages (definitely not given to Mill residents) and Old Town Hall as it is us who will be affected the most. As this will resolve the increased car usage completely, it is my view, that this drop down bollard or equivalent should be made a condition of development. Construction and ongoing maintenance of the bollard or equivalent should be the responsibility of the Mill owner.

Also, at the moment, Calderdale Council are responsible for maintenance of Old Town Mill Lane. With an additional 64 plus cars, are Calderdale still 'happy' to maintain the lane. I have concerns over this because the lane is very rarely maintained now with the current usage of cars let alone the possibility of a further 64 vehicles over it and because of the extreme weather we get up here there is regular deterioration of the surface of Old Town Mill Lane. Clearly I am aware that CMBC will receive more income from Council Tax but that is no guarantee of regular programmed maintenance of what is after all an unadopted lane. In reality of course we maintain the road in front of our own properties because, as I have said above, Old Town Mill Lane is rarely maintained by CMBC due to lack of resources. I am not prepared to continue to maintain the Old Town Mill Lane outside my property if further traffic is allowed over it.

Also, I note that there is a proposed "Buffer" between the Carding Mill development and my house, number 8 Old Town Hall Cottages. I must stipulate that this buffer must not be higher than the current buffer, ie say 10 feet. I do not want trees planting that will grow much taller and block out the sun. The mill already blocks out evening sun, so I do not want a bigger buffer, nor do I want a buffer at all on my South Westerly view, otherwise I will not be able to see out of my property i.e number 8 from my small garden area or number 7 from the bathroom window.

Also at the current time, because there is no resident parking for some current owners of some properties on Old Town Hall Cottages residents currently park in front of the 1851 Mill on Old Town Mill Lane. Once properties are developed in the 1851 Mill, I note that some dwellings have entrance doors directly on to Old Town Mill Lane. As Old Town Mill Lane is an unadopted lane and is therefore not owned by the Mill owner, Old Town Hall Cottage residents will no doubt continue to park, presumably still on Old Town Mill Lane in front of the mill, in effect in front of the new dwellings. I feel sure that the new owners will park their cars on Old Town Mill Lane outside their new property rather than in their parking space in the car park. This will, I am sure cause problems between Old Town Hall Cottages residents parking their cars on the lane and the new residents in the Mill if parking is outside their entrance door. That being the case it is my view that as part of the development, new parking spaces should be developed and given to those properties in Old Town Hall Cottages who currently have no parking space outside their property. ie numbers 9, 8, 5, and 4. This will prevent any parking conflict in future between residents of Old Town Hall Cottages and new residents in the 1851 Mill.

Mr John Sunderland (Neutral)

Comment submitted date: Thu 01 Feb 2018

I support most of the plan, but not the New build. This is not in keeping with the Old Mill

Dr Lesley Mackay (Objects)

Comment submitted date: Tue 30 Jan 2018

While I support the application for the development of apartments and business units, I am unhappy about the visual promience of the proposed four new dwellings to the front of the existing mill. I think the presence of these new build dwellings will detract from the visual amenity of the mill which is so prominent a building, not only from down in Hebden Bridge itself but also from Heights Road and the varous walking paths around the area, If these dwellings were deleted from the application, I would be happy with the other aspects proposed.

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