committee and date item/paper 10 - shropshire.gov.ukshropshire.gov.uk/committee-services/data/north...

Contact: Edwina Smart on 01691 677264

Committee and Date North Planning Committee (Wem) 6th April 2010

Item/Paper

10 Public

Development Management Report

Parish:

Wem Urban

Application Number: 10/00625/FUL

Grid Ref: 351227 - 328909 Proposal: Conversion of two storey maisonette to form 2no. 2-bed flats; internal alterations to shop unit (Renewal of extant Planning Permission ref NS/04/00551/FUL) Site Address: 54 High Street Wem Shropshire SY4 5DW Applicant: Black Five Books Case Officer: Joe Crook email: [email protected]

1.0 THE PROPOSAL 1.1

Conversion of two storey maisonette to form 2no. 2-bed flats; internal alterations to shop unit (Renewal of extant Planning Permission ref NS/04/00551/FUL) as part of a wider scheme including the development of 2 dwellings, erection of car ports and alterations to existing vehicular access which has also been submitted as a renewal of previous extant planning permission.

2.0 SITE LOCATION/DESCRIPTION 2.1

54 High Street is a three storey red brick townhouse with a divided modern ground floor shop, Black Five Books, fronting Wem High Street with a two storey maisonette above. The building is situated within the Wem Development Boundary, Conservation Area and Town Centre Shopping Area as designated by policies G1, C2 and E10 of the adopted and saved North Shropshire Local Plan 2005. It is flanked on both sides by Grade II listed buildings with a listed war memorial opposite. To the rear is a long medieval burgage plot with a number of brick and tile outbuildings and lean-tos. This is one of the few burgage plots that extend from the High Street through to Noble Street together with neighbouring 52, which has a workshop situated to the rear which has been converted to a dwelling.

3.0

RECOMMENDATIONS That PLANNING PERMISSION be GRANTED subject to conditions.

4.0 REASON FOR COMMITTEE Objection has been received from the Parish Council

North Planning Committee (Wem): 6th April 2010


5.0 RELEVANT PLANNING HISTORY 5.1

NS/03/01061/TPC Notification to carry out remedial works to 5 no. trees that over hang No.52 High Street, Wem (TP/WU (gen)) NO OBJECTION 12th November 2003 NS/04/00243/TPC Notification to fell 6 no. trees APPROVED 15th April 2004 NS/04/00551/FUL Conversion of two storey maisonette to form 2no. 2-bed flats; internal alterations to shop unit APPROVED 22nd February 2005 NS/04/00552/FUL Erection of 1no. 2 storey detached dwelling with amenity area; erection of 1no. 2 bed dwelling; formation of car parking; alterations to existing vehicular access onto Noble Street CONAPP 22nd February 2005 NS/04/00553/CON Demolition of; garage, car port and adjoining lean-tos; gateway and side walls onto noble street to enable redevelopment of the site APPROVED 22nd February 2005 NS/07/00066/FUL Sub-division of existing shop unit to provide 2no. shop units (A1, A2 and B1 use class) to include extension to rear elevation (modification to previously approved P.P. N/04/540/WU/263) APPROVED 1st March 2007 NS/07/00069/FUL Erection of 2no. dwellings to include installation of dormer windows and rooflights; erection of 3no. covered carports and alterations to existing vehicular (Modification to previously approved P.P N/04/541/WU/263) APPROVED 1st March 2007 10/00624/FUL Erection of 2no. dwellings to include installation of dormer windows and rooflights; erection of 3no. covered carports and alterations to existing vehicular (Modification to previously approved P.P N/04/541/WU/263) (Renewal of previous extant Planning Permission ref NS/07/00069/FUL) REC

6.0 CONSULTEE RESPONSES 6.1 6.2 6.3 6.4

Wem Town Council – The Town Council’s Planning Committee resolved to object to this application as it is considered overdevelopment of the site and will result in a very cramped development with a substandard vehicular access onto Noble Street bearing in mind the overall development proposals for the site. The committee would request that the appropriate Shropshire Council Committee undertake a site visit to assess the impact of the applications for this site. Conservation – No objection. Historic Environment (Archaeology) – Verbally confirmed that renewal should be considered in light of original response. Highways – Verbally confirmed that original opinions within responses to 2004 and 2007 applications for redevelopment of the site still stand. These objected on grounds of lack of manoeuvrability and visibility, but in 2007 it was acknowledged that the principle of development had been accepted through previous approval. Awaiting formal memo.



7.0 PUBLIC REPRESENTATIONS 7.1 None received at time of writing committee report.

8.0 PLANNING POLICY 8.1 8.2

Central Government Guidance: PPS1 – Delivering Sustainable Development PPG15 – Planning and the Historic Environment Local Plan Policies: G1 – Settlement Strategy D1 – General Development Control Criteria D2 – General Design Principles D7 – Parking Standards C1 – Conservation Areas C2 – Applications for Listed Buildings and Conservation Areas C4 – Developments, Alterations and Additions Affecting Listed Buildings C8 – Archaeologically Sensitive Areas H18 – Use of upper floors of town centre buildings E10 – Town Centre Shopping Areas

9.0 THE MAIN PLANNING ISSUES 9.1 • Principle of the development

• Design and impact on surrounding conservation area and listed buildings

• Parking and impact on highway

• Archaeology

• Internal alterations to shop unit

10.0 OFFICER APPRAISAL 10.1 Principle of the development 10.1.1 10.1.2

Policy H18 promotes the use of upper floors in town centre buildings for residential use and states that they will normally be permitted especially within the designated Conservation Area of Wem providing that the development complies with policies D1, D2 and C1, C2 and C4. These policies state that the visual appearance of the development should be sympathetic to the existing building and surrounding conservation area, and should retain the materials, features and details of buildings which contribute to the character of the conservation area. The proposed conversion of the upper floors of the property from a 3 bed maisonette to two 2 bed flats is considered acceptable given that it will see the upper floors of a town centre building within Wem used for residential use. Further to this the actual increase in the level of accommodation being provided will be minimal and the existing maisonette could convert the living room on the second floor to a forth bedroom without the need for planning permission, effectively the same level of accommodation as proposed. The proposal will also have minimal external alterations and as such is considered to have no adverse impact on the character of the building or the surrounding conservation area. As such the principle of the development is considered to be acceptable.



10.2 Design and impact on surrounding conservation area and listed buildings.

10.2.1

The only alterations to the building as part of the scheme will be some minor alterations to the existing rear windows and addition of a single window. There has been no objection from the conservation department in this respect and the comments from conservation to the original application suggest that the alterations were acceptable subject to details being submitted, particularly as one of the existing windows was considered wholly unsympathetic to the buildings character. There are not proposed to be any alterations to the buildings prominent front elevation and it is therefore considered that there will be no detrimental impact on the surrounding conservation area or adjacent listed buildings and structures. As such it is considered that the proposed development accords with policies D1 (b + k), D2 (a), C1, C2 and C4 of the adopted and saved North Shropshire Local Plan.

10.3 Parking and impact on highway 10.3.1 The original proposal was submitted as part of a larger scheme for the

redevelopment of the site, and both applications received objections from the highways department with regard to the visibility and the parking/manoeuvrability onsite. Following discussions with the highways department they considered that there would be no further comments other than those already made on the original applications. Whilst this means that the highways department would still deem the proposal unacceptable in this regard, the principle of the development has been accepted under the 2004 application and subsequent 2007 application for the two new dwellings. Further to this there have been no major changes to the existing road structure in the time since. This has to be given substantial weight in any decision taken on the renewal of this application and as such the parking and proposed access are deemed acceptable.

10.4 Archaeology 10.4.1 Following discussions with the archaeology department it was considered that

there will be no further comments than originally submitted on the 2004 application (and 2007 application for the two dwellings to the rear of the property). Whilst the site will be within the Archaeologically Sensitive Area, the conversion of the buildings first and second floor are not considered to have any adverse impact on the area from this perspective and as such it is not considered inappropriate for the developments approval. However, a condition was included on the original permission and as such this will be included again in order that the relevant scheme of works is submitted to and approved by the Shropshire Council Historic Environment Officer.

10.5 Drainage 10.5.1 The proposed foul water drainage will be to the mains sewer within Wem which

is considered capable of accommodating the additional unit as proposed. Given that there will not technically be any further impermeable area it is not necessary to include conditions asking for surface water drainage details for this application, and it should be noted that the wider redevelopment of the site is also being renewed with an application for the two dwellings and parking area to the rear of the site. As such full surface water drainage details will be required with respect to this part of the sites redevelopment. It is therefore considered that the submitted drainage details are satisfactory in accordance with policy D1 (e + f).



10.6 Internal alterations to shop unit 10.6.1

The internal alterations to the shop unit will be relatively minimal and will include the re-siting of a small office, toilet and staff room to the rear of the building in order to facilitate a passage to the ground floor rear/side of the shop which will provide an entrance through from the front to the rear of the property. As such the proposals are not considered to have an adverse impact on the building or the surrounding conservation area and as the building is not listed there has been no objection from the conservation department. The proposal is therefore considered appropriate and accords with policies D1 and D2 of the adopted and saved North Shropshire Local Plan.

10.7 Objection from Parish Council 10.7.1 An objection to this renewal has been received from the Parish Council on the

basis of an overdevelopment of the site, resulting in a cramped development with a substandard access. However, the renewal of this application is for the conversion of the existing maisonette to two 2 bed flats and as such this is not considered to lead to an overdevelopment of the site, with the issues relating to the parking and access already addressed above. However, given that a renewal application for the two dwellings to the rear of the site has also been submitted, with a similar response from the Parish Council received, it is considered that these points will be further addressed within the report for the renewal of the two new dwellings.

11.0 CONCLUSION 11.1 The proposed conversion of an existing maisonette above a town centre shop

unit into two 2 bed flats is considered an appropriate development for its location and there is not considered to be an adverse impact on the building or surrounding conservation area. As such the proposal is considered to accord with policies D1, D2, C1, C2, C4, C8 and H18 of the adopted and saved North Shropshire Local Plan.

LIST OF BACKGROUND PAPERS:

Human Rights Article 8 give the right to respect for private and family life and First Protocol

Article 1 allows for the peaceful enjoyment of possessions. These have to be balanced against the rights and freedoms of others and the orderly development of the County in the interests of the Community. First Protocol Article 1 requires that the desires of landowners must be balanced against the impact of development upon nationally important features and the impact on residents. This legislation has been taken into account in arriving at the above recommendation.

Environmental Appraisal N/A

Risk Management Appraisal N/A



Community / Consultations Appraisal N/A

Member Champion Councillor Martin Taylor-Smith

Local Member Councillors Pauline Dee and Chris Mellings

Appendices None

Reason for Approval The proposed conversion of an existing maisonette above a town centre shop unit into two 2 bed flats is considered an appropriate development for its location and there is not considered to be an adverse impact on the building or surrounding conservation area. As such the proposal is considered to accord with policies D1, D2, C1, C2, C4, C8 and H18 of the adopted and saved North Shropshire Local Plan. Conditions 1. The development hereby permitted shall be begun before the expiration of three

years from the date of this permission. Reason: To comply with Section 91(1) of the Town and Country Planning Act, 1990

(As amended) 2. The development shall be carried out strictly in accordance with the deposited plan

number BB/01/09 received on 17th May 2004 and amended plan number BB/01/10 Rev C received on 17th November 2004.

Reason: For the avoidance of doubt and to ensure that the development is carried

out in accordance with the approved plans and details. 3. Prior to the commencement of works details of any structural or other alterations

that are not included on the approved plans and are subsequently considered necessary to implement the proposals shall be first submitted to and approved by the Local Planning Authority.

Reason: To safeguard the appearance and structural integrity of the building. 4. No joinery works shall commence until precise details of all external windows and

doors and any other external joinery have been submitted to and approved in writing by the Local Planning Authority. These shall include full size details, 1:5



sections and 1:20 elevations of each joinery item which shall then be indexed on elevations on the approved drawings.

Reason: To safeguard the architectural and historic interest and character of the

Listed Building. 5. Details of the materials and form of the heads and sills to new openings in the

external wall(s) of the building shall be submitted to and approved in writing by the Local Planning Authority before any works commence. The development shall be carried out in accordance with the approved details.

Reason: To safeguard the architectural and historic interest and character of the

Listed Building. 6. No development shall take place until details of the ground surfacing for the parking

and turning area have been submitted to and approved by the Local Planning Authority. The approved scheme shall be laid out and surfaced prior to the first occupation of the development and thereafter be kept clear and maintained at all times for that purpose.

Reason: To avoid congestion in the surrounding area and to protect the amenities

of the area. 7. The development hereby permitted shall not be brought into use until the car

parking shown on the approved plans has been provided, properly laid out, hard surfaced and drained, and the space shall be maintained thereafter free of any impediment to its designated use.

Reason: To ensure the provision of adequate car parking, to avoid congestion on

adjoining roads, and to protect the amenities of the area. 8. Any gates or other means of closure provided to close the proposed access shall be

set a minimum distance of 5 metres from the carriageway edge and shall be made to open inwards only.

Reason: To ensure a satisfactory form of access is provided in the interests of

highway safety. 9. The development shall not be commenced until the applicant has secured the

implementation of a programme of archaeological work in accordance with a written scheme of investigation prepared by the applicant in response to a brief prepared by Shropshire Councils Historic Environment Officer. This written scheme shall be approved in writing by the Local Planning Authority prior to the commencement of works.

Reason: The site is known to be an area of archaeological importance.

committee and date item/paper 10 - shropshire.gov.ukshropshire.gov.uk/committee-services/data/north...

Documents