Planning statement (2) - Ribble Valley · shed) and 24 (glazing system and roof construction of...

stanton andrews

architects

stanton andrews

44 york street clitheroe

BB7 2DL

T 01200 444490

registered in england and wales 06025300 E [email protected]

VAT number 896816262 W stantonandrews.co.uk

Holmes Mill, Clitheroe, BB7 1EB

VARIATION OF CONDITIONS FROM PLANNING PERMISSION 3/2017/0262

PLANNING STATEMENT

March 2019

stanton andrews limited

1 INTRODUCTION

1.1 This planning statement is in support of an variation of conditions application submitted

by James Places for Holmes Mill, Clitheroe,

1.2 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning

applications to be determined in accordance with the Development Plan unless material

considerations indicate otherwise. This Planning Statement will demonstrate that the

proposals accord with the provisions of the Development Plan and that other material

considerations also indicate that planning permission ought to be granted.

1.3 The purpose of this statement is as follows:

To describe the site and surrounding area;

To provide an overview of the proposals;

To explain the reason for the variation and impact on parking;

To consider the extent to which the proposals are compliant with local/national policy;

To review other material considerations relevant to the determination of the application;

To assess any other relevant planning issues raised by the proposed development.

1.4 This document should be read in conjunction with the supporting documentation, see cl

6.1.

1.5 For reasons identified in this statement it is considered that the variation of the

development is entirely appropriate and consistent with relevant policies of the

Development Plan, as well as national guidance and material considerations. It will be

demonstrated that the scheme represents sustainable development and that variation

application ought to be granted.

!


2 SITE DESCRIPTION

2.1 The building is located on the outskirts of the town centre and comprises a mixed use

area with retail and other employment uses including offices and residential properties in

the vicinity. It has a road frontage to Moor Lane, Woone Lane and Greenacre Street and

is within the Clitheroe Conservation Area.

2.2 The main site entrance is from Moor Lane and there is an historic/secondary access from

Greenacre Street. There is restricted vehicular and pedestrian access from Woone Lane.

3 PLANNING HISTORY

3.1 3/2015/0943 and 3/2015/0944 Planning and Listed Building Consent for Renovation

and conversion of Grade II Listed property to create kitchens, restaurant, bar, 31 room

apart-hotel, brewery with retail outlet, bakery, function room, offices, two retail units and

gym/spa leisure complex.

3.2 3/2017/0262 and 3/2017/0268 Planning and Listed Building Consent Variation of

conditions from planning permission 3/2015/0943 to allow approval of unauthorised

work, including conditions 2 (substitution of amendments to approved plans), 3 (external

extraction, air conditioning and ventilation), 4 (external materials), 5 (storage and

disposal of waste), 6 (servicing and deliveries) 8 (construction method statement), 9 (site

access and highway improvement works), 11 (car parking), 12 (framework travel plan),

13 (personnel doors and service yard gates), 16 (contaminated land), 19 (noise

mitigation), 20 (operational noise levels), 21 (lighting scheme), 22 (lighting in weaving

shed) and 24 (glazing system and roof construction of weaving shed). Removal of

conditions 17 and 18 from planning permission 3/2015/0943 (drainage scheme,

maintenance and management plan) was approved.

3.3 The original approvals didn’t include the area of car parking between the mill and Moor

Lane. As part of their commitment to ensure that the site functioned well the applicant

purchased and demolished 62 Moor Lane to create additional parking, see

3/2017/0270

!


4 PROPOSED DEVELOPMENT

4.1 Consent has been issued for the redevelopment of this site and work has commenced

based on two previous permissions. This application relates specifically to the proposed

variation to conditions which include the detailed elevations and change in floor plan

and use of building for cinema and additional office space.

4.2 This application is submitted under Section 73 of the Town and Country Planning Act,

which is a mechanism for addressing minor material amendments, to an originally

consented scheme. Whilst cinema use and office space within the Weaving Shed were

not specifically cited within the original application, consent was however granted for

leisure and office uses at this site and as such, in this case, it is possible to apply under

Section 73 of the Act.

USAGE CHANGES

4.3 The challenge with developments of this type and scale is the expectation from the outset

that any applications will be for the whole site rather than a piece meal basis. The 2015

application was submitted in good faith and represented the best estimate of what

accommodation might be included and how it would be arranged.

SPA/POOL + GYM

4.4 The application included within the Weaving Shed, as part of the final phase, a 2,045qm

gym, spa and pool comparable in size to Ribblesdale Pool & Edisford Sports Complex.

With the Spinning Block Hotel fully open to run alongside the other businesses on the site

James Places explored the business model for the permitted Gym Pool and Spa. They

discussed options with external operators and worked with Rigo Spa on designs,

spending circa £30k on plans for the development, during these discussions and

considerations it became apparent the type of usage and customer flow potentially had a

negative impact on the other operations on the site.


CINEMA + CAFE

4.5 James Places considered alternative options for the Weaving Shed and after careful

deliberations it was agreed that a mixture of small gym, office space for an existing

expanding tenant and small cinema would complement the site better and utilise the car

park harder and longer over 24 hours. The cinema would also be a complementary

business to the existing uses and offer a wider variety of choice, to ensure the long term

viability of the once derelict mill.

They approached various operators both large and small and having met with Everyman

it became clear that this was the type of operation best suited the mill and its environs

and would be a far better offering than the original large gym pool and spa. The

parking demands of the gym could be greater and for longer during the day than the

cinema which is focussed on evening trade.

James Places have tried to ensure a quality mix of operations on the site that makes best

use of the town centre location and be a destination point for tourists and visitors.

4.6 Everyman Media Group is an upmarket UK-wide AIM listed cinema and leisure group

that operates 26 venues/84 screens. The York branch opened in early 2018 and four

new venues opened in the final quarter of last year. Lease agreements have been

signed for venues in Manchester, Northallerton, Plymouth as well as Clitheroe. The

company has commitments in place to open a further 10 venues by 2022.

4.7 The Everyman brand is positioned at the premium end of the UK leisure/cinema

market. The Company’s proposition is based on high quality, unique venues in central

high street locations. The Group seeks to differentiate itself by focusing on delivering a

high-quality offering through its venues, content, staff and food and beverage. As in the

name, Everyman appeals to a wide customer base and provides communities with an

alternative cinema going experience to that of a Multiplex. The Everyman experience is

much more aligned to a theatre-going experience hence, the numbers of admissions

unlike a Multiplex style of operation is much less. It is a cinema that promotes the higher

end of film genres and categories which appeals more to the discerning customer.

4.8 Everyman forecast that the number of annual admissions to be in the range of 80,000

per annum, roughly 1,500 customers per week. Total customers at any one time are


unlikely to exceed 220, and would likely average just over 100. The most popular hours

of trade tend to be from the early evening onwards and customers tend to visit from

within a 10-15 minute drive time. That said because of the geography of the Ribble

Valley and the lack of choice to the north of the borough they may travel up to 30 mins,

whilst those to the south who have easy access to East Lancashire multi screens may

travel considerably less.

4.9 Whilst Everyman are a national company their venues are rooted in the

community. They would expect to recruit 8 – 12 local staff and as they get to know their

customers, the film offer would be orientated towards their preferences. This may be

dedicated screening for the acclaimed food festival and the Mod weekender. Where

demand requires, they also work with local communities, U3A and businesses offering

the cinema for private screening rental which has gone down very well with businesses

looking for screening facilities to present and families looking to celebrate birthdays.

4.10 Everyman don’t have specific figures on the users of the bar and dining element,

however they can confirm that it is predominately used by cinema goers, prior to

screenings or during, when food/drink is delivered by staff to the screens. It is an

integral part of their offering. They occasionally have customers visiting to view the

premises that do not watch a film at the time, but purchase tickets for a later date. They

may also use the bar and restaurant facilities. The dining function is modest and in the

context of the wider cinema use, in which this sits, it is obviously ancillary, trip generation

will be limited.

4.11 Everyman were aware of the Grand, in Clitheroe and how successful that was, which

combines a stage with a dining experience and no on-site parking.

DIGITAL 22

4.12 Digital 22 is a modern local success story. After moving into a 124 sqm office suite on

the second floor at Holmes Mill with 8 staff in 2016 this HubSpot and Inbound Marketing

firm now has 35 staff and is projected to double their work force in the next 3 years.

They were determined to remain local but finding over 485 sqm of open plan office

space in Clitheroe is a challenge. By engaging and working with James Places, who

valued them highly as a tenant, space was found for them in the Weaving Shed.


GYM

4.13 James Places are in discussions with a number of local gym operators including PLM

Health & Fitness. PLM currently operate a 24/7 gym in Abbey Works in Whalley.

Planning approval was recently granted, RVBC 3/2017/0164, to turn a B1 (business

use) to D2 (gymnasium).

That gym is 225 sqm whereas the gym at Holmes Mill will be approx. 415 sqm. Of note

is that there no on site parking requirements for the Whalley gym.

The applicant is keen that there are usages on site that support ‘health and well-being’ in

the Ribble Valley.

SUMMARY

4.14 James Places are committed to the sensitive, viable, long term survival of the heritage

assets within their portfolio. To maintain these assets it is critical that they are

maintained, well used and often accessible to the public. It is therefore critical that they

are able, subject to the necessary controls, to make variation and non material

amendments to the approvals.

!


5 PARKING

A separate report accompanies the application and includes data from beat counts –

confirming the number of available parking spaces on site, on Woone Lane, Eshton

Terrace and the car parks at Mitchell Street and Whalley Road. This confirms that there

is spare capacity.

5.1 As this application is for a variation application, it should be noted that consideration

should be given to the difference between the consented and the proposed.

Application 3/2015/043 provided 40 spaces.

At the time, LCC Highways suggested that 331 spaces were required to comply with the

County car parking standards, 96 were required for the Gym/Spa/Leisure. LCC

Highways have requested that the current proposal for a small cinema, gym and offices

to comply with the County car parking standards requires 69 spaces a reduction of 37

spaces.

Without wanting to question the County car parking standards, it is clear that the small

cinema, gym and offices requires less parking than the consented Gym/Spa/Leisure.

By developing the adjacent 62 Moor Lane, Holmes Mill parking capacity has been

increased to 57 and a recent agreement with St James school has increased the capacity

to 72.

5.2 At the committee meeting it was clear that councilors were keen that issues raised by

David Bloomer in his email 1 February 2019 be addressed; these have been addressed

in the parking report but for ease we have included the non-technical comments within

this report. David Bloomer requested:-

ANPR data for the on-site car park to show occupancy and accumulation

Surveys were undertaken on two days w/c 25th of March 2019, the first had no

wedding to give a typical/average parking capacity and a second with a wedding to

show impact. It can be confirmed that there was spare spaces in the evening at all 3 car

parks.


Background details for how the Everyman cinema operates, the percentage seat

occupancy rates, travel statistics, modal choices of customers.

The CEO of Everyman has written to the local authority, see cl 4.6 and 5.6, more

definitive numbers are not possible at this time.

Details of the proposed café , how it will operate, will it be restricted to cinema users or

open to the general public.

Again, this is covered in the letter from the CEO of Everyman, see cl 4.8, which describes

the role of the cafe.

Confirmation of the agreement between Holmes Mill and St James to lease their car

park at weekends and nett capacity of the car park.

5.3 Contracts and supporting documentation from St James are provided in the appendix.

The school have confirmed that there will be a minimum of15 spaces available for the

hotel users only from 5pm on Friday to 12 o’clock on Sunday and in the school holidays.

St James have confirmed that they will retain 4 spaces which are available for drop

off/pick up and staff for the weekend dance class and that no parents stay on the site

when the class is on. Parking forms no part of the agreement to use the facilities for the

dance class.

HOLMES MILL

5.4 James Places staff are NOT permitted to park onsite and are encouraged via internal

promotion to use public transport, both bus and rail. Staff coming by car and requested

to car share and are provided with a long staff car park pass. They generally do a

quarterly survey of staff to keep up to date on advice.

5.5 NO tenant on site is offered car parking as part of their lease agreements and the car

park is now covered by ANPR CCTV, this is a flexible system and the restrictions can be

altered but currently set at no more than 3 hours between 10-30am and 5-30pm.

Staff numbers are included within the parking study.


DIGITAL 22

5.6 As part of their commitment to the site they provide free parking passes for all drivers,

this gives free parking across the Ribble Valley all year round, they are in the process of

setting up a 'bike to work scheme' and routinely audit staff travel arrangements.

EVERYMAN

5.7 Everyman haven’t provided parking requirements as the locations of their premises vary

so much that they were unable to draw parallels with any similar premises. They have

confirmed that it is not a large cinema for them, and there is a greater parking provision

at Holmes Mill than in most of their other sites.

5.8 They are aware that Councillors have expressed some concern that without parking,

people will not attend the cinema. They do not anticipate any issues arising from

parking; so much so that they have committed to a 25 year lease.

5.9 Locally there are 2 free car parks, within 3 minute walk, which have capacity in the

evenings and Everyman would encourage customers to park at these car parks. The

walk is nothing compared to the 15 – 20 min walk Everyman customers will happily

undertake from the nearest tube or edge of town centre car park. That said they have

had discussions with Holmes Mill and can confirm that as the annual cost of a Long Stay

Car Park Permit is £69.80, including VAT they will, in common with the other businesses,

provide those staff who drive to work with complimentary parking passes in the long stay

car parks. They will support measures to increase usage of the local car parks, this may

include additional road signage as you enter the town, directions to the car parks on

their website, back of tickets or on flyers within the venue. They would also support

measures such as day time resident parking restrictions, parking restrictions to the south

side of Eshton Terrace.

GYM

5.10 There is no expectation from the gym owner for on site parking. Their current premises

in Whalley has no parking on site.

!


6 SUPPORTING DOCUMENTS

6.1 The following documents are submitted in support of the application:

Completed 1APP form, relevant certificates and notices;

Planning Statement;

Drawn Information: Location Plan

Existing Site Layout (Drawing Ref.1643-Ex01)

Proposed Site Layout (DrawingRef.1643-PL-01)

Prop roof plan 150119

Proposed Elevations

Proposed First Floor Plan

Proposed Ground Floor Plan

Surface water maint plan 250119

Drainage plan

Letter 250119

Parking Study

Typical Satellite Dish Details

Ventilation Layout

water butts/tank

STATUTORY AND OTHER DESIGNATIONS

6.2 The Environment Agency Flood Risk Map indicates that the application site is within an

area considered to be at risk of flooding but is not germane to this variation application.

6.3 The site is not subject to any statutory ecology related designations within the vicinity of

the application site.

6.4 The application site does include a listed buildings and is within a Conservation Area, see

3/2017/1041, approved 8th February 2019.

6.5 There are no Tree Preservation Orders which affect the application site and no trees are

affected by the development.

!


7 THE DEVELOPMENT PLAN

7.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that: “where

in making any determination under the planning Acts, regard is to be had to the

Development Plan, the determination shall be made in accordance with the plan unless

material consideration indicates otherwise”.

7.2 This statement considers the application proposals against relevant saved development

plan policies contained within the adopted Ribble Valley District Wide Local Plan (RVLP)

as well as emerging policies of the Core Strategy, the National Planning Policy

Framework (NPPF) and other material considerations.

7.3 The Secretary of State issued a Direction under paragraph 1(3) of Schedule 8 to the

Planning and Compulsory Purchase Act 2004 in respect of policies in the 1998 Local

Plan. Accordingly only some policies of the Local Plan were ‘saved’ until they are

subsequently superseded.

7.5 The relevant saved policies from Ribble Valley Core Strategy (Adopted Version) are :-

Key Statement DS1 – Development Strategy

Key Statement DS2 – Presumption in Favour of Sustainable Development

Key Statement EN2 – Landscape

Key Statement EN3 – Sustainable Development and Climate Change

Key Statement EN5 – Heritage Assets

Key Statement EC1 – Business and Employment Development

Key Statement EC3 – Visitor Economy

Key Statement DMI2 – Transport Considerations

Policy DMG1 – General Considerations

Policy DMG2 – Strategic Considerations

Policy DMG3 – Transport and Mobility

Policy DME2 – Landscape and Townscape Protection

Policy DME3 – Site and Species Protection and Conservation

Policy DME4 – Protecting Heritage Assets

Policy DME5 – Renewable Energy

Policy DMB1 – Supporting Business Growth and the Local Economy


Policy DMB3 – Recreation and Tourism

Historic Environment Planning Practice Guidance (HEPPG)

National Planning Policy Framework

Technical Guidance to National Planning Policy Framework

National Planning Practice Guide

Clitheroe Conservation Area Appraisal and Management Guidance

8 MATERIAL CONSIDERATIONS

National Planning Policy Framework

8.1 The NPPF sets out the Government’s planning policies for England and how these are

expected to be applied. It sets out the Government’s requirements for the planning

system only to the extent that it is relevant, proportionate and necessary to do so. In

general terms the Framework significantly supports the case for granting planning

permission for the proposed development of a dwelling at the application site.

8.2 At the heart of the National Planning Policy Framework is a presumption in favour of

sustainable development, which should be applicable to both plan-making and decision-

taking. As noted earlier in this statement:

For decision-taking this means:

approving development proposals that accord with the development plan without delay

and where the development plan is absent, silent or relevant policies are out-of-date,

granting permission unless:

!

! any adverse impacts of doing so would significantly and demonstrable outweigh the

benefits, when assessed against the policies in the Framework taken as a whole; or

!

! specific policies in this Framework indicate development should be restricted.

8.3 Sustainable development is broadly defined in Paragraph 7 of the Framework as having


three dimensions; namely economic, social and environmental.

8.4 In economic terms the development at Holmes Mill has makes a significant contribution to

borough/community. As well as the employment benefits, the business rates have

increased from £0 for a vacant listed property to a rateable value of over £700,000 for

the completed project (some rates tbc).

Given the potential Business Rate Pooling for Lancashire and uplift to 75% retained

locally this will make a significant contribution to local authority.

8.5 Socially the proposal will result in the creation of high quality environment and comprises

a compatible use in keeping with the neighbouring uses in the immediate surrounds of the

site whilst providing high quality family housing for the community. As outlined earlier in

this statement the site lies in an excellent location which benefits from good transport links

and is close to local services. The development can promote the use of sustainable

transport modes and reduce reliance on the private car.

8.6 As set out in this Statement, the application site is not subject to any statutory ecological

designations, Tree Preservation Orders, Heritage assets or protected species. It is not

within an area considered to be at risk of flooding as defined by the Environment

Agency.

The Presumption In Favour Of Sustainable Development

8.7 The proposals are considered to comprise sustainable development. Accordingly the

application would benefit from the presumption in favour of such development as stated

in Paragraph 14 of the Framework.

!


8 SUMMARY AND CONCLUSIONS

8.1 This planning statement is in support of an variation of conditions application submitted

by James Places for Holmes Mill, Clitheroe,

8.2 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that: “where

in making any determination under the planning Acts, regard is to be had to the

Development Plan, the determination shall be made in accordance with the plan unless

material consideration indicates otherwise”.

8.4 The development would have regeneration benefits that would include employment

opportunities, increased visitor numbers with associated spend and an improvement to

the night time economy in the Town. The site is located at the edge of the Town Centre

within a highly sustainable location and whilst the lack of on-site parking would be

contrary to Planning Policy it is considered that the benefits of the development

outweighs the harm in this case.

Having regard to guidance contained with the National Planning Policy Framework and

the development plan the proposed development is considered to be acceptable subject

to the use of planning conditions.


Appendix

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