Application no: 06/52008/lbc applicant: The frasc group location: Orchard House 318 Ellenbrook Road Worsley M28 1eb proposal: Listed Building Consent for the erection of a first floor extension above existing single storey building



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PLANNING & TRANSPORTATION REGULATORY PANEL

PART I


SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 20th April 2006



APPLICATION No: 06/52008/LBC
APPLICANT: The FRASC Group
LOCATION: Orchard House 318 Ellenbrook Road Worsley M28 1EB
PROPOSAL: Listed Building Consent for the erection of a first floor extension above existing single storey building, alterations to elevations and change of use to 27 apartments together with associated car parking and bin store
WARD: Boothstown And Ellenbrook

At the meeting of the panel held on the 6th April 2006 consideration of this application was DEFERRED FOR AN INSPECTION BY THE PLANNING AND TRANSPORTATION REGULATORY PANEL.


My previous observations are set out below:

DESCRIPTION OF SITE AND PROPOSAL

This application relates to the former Mines Rescue Station on Ellenbrook Road and seeks listed building consent to convert the building to provide 27 apartments and 28 car parking spaces which would be located mainly in front of the building, although 9 of these spaces would accessed directly off Orchard Avenue. The conversion would include the erection of three first floor extensions to rear of the building. The existing facade fronting Ellenbrook Road would remain unchanged.

The site is within the Mines Rescue Conservation Area. Development restrictions are also imposed on the whole of the Conservation Area by way of an Article 4 directive. The article 4 directive removes Permitted Development rights regarding driveway, means of enclosure, doors and windows from the residential properties within the conservation area. The purpose of the directive is to retain the special architectural and historic character of the conservation area.

The building is currently occupied by an industrial use. Ancillary offices are located at ground floor behind the former emergency vehicular access doors. Two apartments are also located at first floor level within the main frontage of the building.
This proposal seeks to convert the existing building to provide apartments. The proposal also include rear extensions at first floor level to further facilitate the development of the building to accommodate 27 apartments. There would be a mix of apartments including 6 three bedroom apartments and 21 two bed apartments. Three apartments would be duplex apartments which would be located to the rear of the original emergency access doors. These doors would be retained. A total of 4 entrance points would be provided, 2 from the Orchard Road elevation and 2 on the opposite southern elevation. Amenity space is proposed to the rear of the site. The area fronting Orchard Avenue which currently provides additional car parking would landscaped.
An associated full application 06/52015/FUL also appears on this agenda for a decision.

SITE HISTORY

In 1995, planning permission was approved for change of use to Hat Manufacturers with residential (95/33943/COU). The associated listed building application was also approved (95/33944/LBC)


In 1997, planning permission was granted to brick up front and rear garage openings creating window openings at first floor level (front and rear) and doorways at rear ground floor level only (97/36246/FUL). At the same time listed building consent was granted for the construction of a mezzanine floor. (97/36245/LBC)

In 2000, planning permission was granted for the change of use of part of first floor offices to a self contained flat together with associated landscaping (00/41187/COU). The associated listed building application was also approved. This consent allowed for internal alterations and creation of flat at first floor (00/41186/LBC)

A similar scheme (and listed building application) to this current proposal was withdrawn prior to consideration last year - Erection of part first floor and part second floor extensions above existing single storey building, alterations to the elevations and change of use to 31 apartments, together with associated car parking and bin store (05/50987/FUL and 05/50992/LBC)

CONSULTATIONS




The Director of Environmental Services – No objection subject to the attachment of condition relating to site investigation.

Environment Agency – no objection in principle subject to drainage condition


United Utilities – no objection in principle
Police Architectural Liaison Officer – Raises concerns regarding the number of entrance points to the building and the lack of defensible space.
Worsley Civic Trust – no response
Worsley and Boothstown Residents Association – no response
English Heritage – Offer no comment on the application
PUBLICITY
The site has been advertised by way of press and site notice.
The following neighbour addresses were notified:
1 – 22 (con), 24 – 52 (even) Orchard Avenue

39 – 57 (odd), 308, 310 and 320 Ellenbrook Road

10 Wyre Drive

1 – 5 (con) Miners Mews


REPRESENTATIONS

I have received a number of letters of objection from four neighbouring residents in response to the application publicity. The following issues have been raised:


Impact of additional vehicles

Bats

Overlooking

Loss of privacy

Amount of development already in area

Amount of flats in area

Shadows effect upon

Access to property

Character of the area


REGIONAL SPATIAL STRATEGY

Site specific policies: None

Other policies: None
UNITARY DEVELOPMENT PLAN POLICY
Site specific policies: None

Other policies: EN11- Protection and Enhancement of Conservation Areas, EN12 - Protection and Enhancement of Listed Buildings



DRAFT REPLACEMENT UNITARY DEVELOPMENT PLAN POLICY

Site specific policies: Conservation Area



Other policies: CH 4 - Development Affecting the Setting of a Listed Building, CH5 - Works within Conservation Areas
PLANNING APPRAISAL
The main planning issues relating to this application are: whether the development would have any negative impact upon the listed building, and whether the proposal complies with the provisions of the relevant policies of both the Adopted and Revised Deposit Draft Replacement UDP. These issues will be discussed in turn below.




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