The Assistant Director, Planning, Transportation and Highways will present a report (Document “Q”) which sets out  a full application for conversion of a former industrial mill to develop 23 residential apartments and associated car parking and open space. Bridgehouse Mills, Bridgehouse Lane, Haworth, Keighley, BD22 8PA (20/00137/MAF).

 

Recommended –

 

That the application be approved subject to conditions contained within Document “Q”.

 

.(John Eyles – 01274 434380)

 

 

The Assistant Director, Planning, Transportation and Highways presented a report (Document “Q”) which set out a full application for the conversion of a former industrial mill to develop 23 residential apartments and associated car parking and open space at Bridgehouse Mills, Bridgehouse Lane, Haworth, Keighley, BD22 8PA (20/00137/MAF).

 

The Assistant Director gave a detailed overview of the planning application, showing plans, photographs of the proposed site, layout and house types.  He  also updated Members on the additional representations that had been received regarding the watercourse and works to the walling, stating that all these works had now been completed as part of the existing planning condition on the site. In relation to the noise attenuation measures, it was being proposed that a full independent verification is undertaken post development to ensure that the standards are met.

 

In relation to a question regarding adoption of the highway, it was confirmed that the full length of the road would be adopted.

 

In response to a question regarding parking arrangements and the manoeuvring of service vehicles serving the existing industrial unit on the site, it was stressed that as part of the planning approval, the extent of the turning and manoeuvring area would be fully stipulated.

 

A Ward Councillor was present at the meeting and stated that highway safety was the key issue facing this site and she could foresee a conflict between the new housing and the existing industrial use operating on this site.  Additional issues regarding bike and bin storage were also raised.

 

The Highways Engineer confirmed that residential parking would be segregated from the existing service area which serves the existing industrial unit, and that it would be up to the owner to manage and police this area accordingly.

 

A Parish Councillor was also present at the meeting and stated that the Parish Council had objected to the proposals on the grounds that the accommodation should be stipulated for the over 55’s, as there was real demand in the area for this type of accommodation, otherwise there was a danger that many of the properties would become buy to let and this in turn would create a transient community.  In addition noise emanating from the existing factory would create a noise nuisance for the residents occupying the new properties.

 

A representative from the existing factory operating on the site was present and stated that he had grave reservations about the highway safety and noise, as well concerns around the phasing of the development. He stated that HGV movements could overrun the footway, given they needed to make multiple manoeuvres and therefore there was little margin for error. In addition the HGV movements would create a conflict with the residential parking arrangements on the site.  That the factory operated day and night and had been on this site for over 200 years and arrangements to move operations to a new unit had not come to fruition, and hence the current location and operation would create a real conflict, and he urged refusal or deferment to allow these issues to be resolved.

 

The Assistant Director stressed that the issues between the owner of the existing factory and the applicant were outside the remit of this planning application, however there would be a clear demarcation between  the residential parking and the service area and that it would be up to the owners of the factory to effectively manage the service area.

 

The applicant’s agent was also present at the moment and stated that the extant permissions were detailed in the report , and much of the approved development had been implemented.  The listed application building has been fully restored following a fire.

 

That apartments in the application building were part of the approved scheme  that included the listed building occupied by Wyedean Weaving who were to relocate. That relocation would now not happen so the planning context for the application building had changed.

Although a residential use of this building had been established, this new application for 23 apartments has attracted objections which in the context of the report should be addressed.

The report details the viability study that had been lodged and vetted by the Council’s consultant’s whose conclusions are set out on page 40. Parking restrictions being were proposed and conditions 3 and 14 were specific safeguards for the issues raised. Thirty car park spaces have been provided including six for visitors. EV charging points will also be provided.

Haworth Cross Roads & Stanbury Parish Council had raised a number of issues including occupancy of the proposed apartments will not be restricted to over 55’s. That is correct, because at the time the Wyedean building  was included together with a large extension . That is no longer the case, and  it is not viable to confine marketing to over 55’s and moreover there are no national nor local planning policies that restrict occupancy to age.  

The Parish Council believe that parking restrictions will be required and that is what the package of measures proposed by the application includes together with segregated parking.

Noise disturbance from machinery operated by Wyedean is raised as an issue and the Parish Council suggest correctly should be addressed by the applicant. That is precisely why the applicant commissioned a survey by acoustic consultants , and agrees with safeguarding condition 3.

Wyedean Weaving  engaged consultants who made initial representations on 27^th April  in respect of  three specific areas.

Highway matters are detailed on page 13. By way of a response the applicant commissioned traffic consultants Sandersons and their report has been lodged together with the drawings listed at the top of page 44. To accommodate the requirement of Wyedean for access, loading and unloading, the layout was completely revised. The guarantee of unfettered access which Wyedean need,is underpinned by the TRO that the applicant’s consultant’s recommended, and will be put in place by compliance with condition 14.

In response to concerns raised by Wyedean that their ability operate machinery could be impacted, the applicant’s engaged acoustic consultants to prepare a report . It has been lodged and considered by the Council’s Environmental Health officers who recommend a condition to secure the mitigation suggested in the report.  This is condition 3.

In respect of the viability appraisal and the overall scheme viability, much of this relates to the original application.  This is a new freestanding application for which a new viability study has been lodged. It has been vetted by the Council’s consultant’s whose conclusions are set out on page 40.

The application has been extensively amended to take account of a new relationships between the occupied apartments and a long established specialist manufacturer . A comprehensive response has been made by the applicant to legitimate concerns raised by Wyedean the PC and a Local Councillor.

All the conditions are agreed. Specific attention is drawn to condition 3 which requires noise mitigation measures to be installed and then a verified, before any occupation. Similarly condition 14 precludes any occupation until a TRO is in place.

These two conditions are recommended by officers to ensure that Wyedean Weaving and its new residential neighbours can exist side by side with neither causing any detriment to the other.

Accordingly with safeguards in place, as recommended, permission can be granted thereby allowing a listed, and restored, building to be brought back into beneficial use.

During the discussion a Member stated that vibration/noise could remain an issue post completion. The Chair stated that the control of vibration should be added as a condition, and on balance Members were happy with the proposals and it was therefore:

 

Resolved –

 

That the application be approved subject to the conditions contained within Document “Q”, and also subject to the following amendments to and additional conditions as set out:

 

(i)         Condition 2:  Amend approved plans condition:

            (CHANGES IN RED)

 

2. Approved plans

 

The development hereby approved shall only be carried out in accordance with the following plans:

 

· Site plan: 3901-002 EX10 Rev S dated 01/06/2020 Page 117 44

· Site layout plans and highways plans with tracking: 11424/001A and 11424/002 (both dated 11.5.2020)

· Floor Plans: 3901-009 PL46 Rev K,3901-009 PL47 Rev G, 3901-009 PL48 Rev K, 3901-009 PL49 Rev K (all dated 20/12/2019)

· Landscaping: GL0519 03L (REV L) dated 18/8/2020

 

Reason: For the avoidance of doubt as to the terms under which this planning permission has been granted.

 

(ii)        Additional Condition:

 

Vibration Attenuation Measures, Continued Monitoring and Verification

 

In the case of all residential units which share a party wall with the adjoining commercial premises (Wyedean Weaving) satisfactory  vibration prevention measures shall be installed and thereafter retained at all times.

 

On completion of all works of vibration prevention measures as set out above and before first occupancy any of the residential units which share a party wall with the adjoining commercial premises (Wyedean Weaving) a ‘Verification of Installation of Satisfactory Vibration Prevention Measures Report’ shall be submitted to and approved in writing by the Local Planning Authority. The ‘Verification of Installation of Satisfactory Vibration Prevention Measures’ shall include the following:

 

1. The findings of continued post-installation vibration monitoring which shall have been undertaken for a continuous period of not less than 3 calendar months.

2. Verification by a suitably qualified consultant that the vibration prevention measures installed met the objectives to prevent any vibrations emitted from the adjacent commercial premises being transmitted to the adjoining residential units thereby providing satisfactory living conditions for residents who will occupy the residential units.

 

Reason: To ensure that the proposed residential dwellings are not subject to unacceptable nuisance by reason of vibration from the adjacent premises, in accordance with policy EN8 of the Core Strategy.

 

(ii)        Condition 7 (AMENDS IN RED)

 

7. Landscaping scheme for sitting out space

 

Within 12 months of the first occupation of any dwelling unit the approved landscaping scheme shown on plan reference GL0519 03L (REV L) dated 18/8/2020 shall be fully implemented.

 

Any trees or plants comprising the approved landscaping becoming diseased or dying or which are removed or damaged within the first 5 years after the completion of planting shall be removed immediately after the disease/death and a replacement tree or planting of the same species/specification shall be planted in the same position no later than the end of the first available planting season following the disease/death of the original planting.

 

Reason: In the interests of visual amenity and to accord Policies EN5, DS2 and DS3 of the Local Plan Core Strategy.

 

ACTION: Assistant Director Transportation Design and Planning

 

.(John Eyles – 01274 434380)