Convenience store at Last Orders, Macclesfield

What was proposed

The application sought to change a public house into a convenience store, with shopfront, side-window and condenser-unit alterations.

“The application seeks permission for change of use of a public house to a convenience store and associated alterations to the external of the building including to the shopfront. The site lies within the Macclesfield settlement boundary, however outside of the Macclesfield Town Centre boundary and Primary shopping area, with the proposed change of use to a convenience store considered to fall within the definition of a Main Town Centre use as contained within the NPPF.”

“The application seeks full planning permission for change of use of the existing public house to a convenience store, with associated shopfront alterations proposed to the front (north) elevation of the building. Alterations are also proposed to replace the window openings to the ground floor side elevation along Hobson Street, and consent to replace a condenser plant unit to the rear elevation of the building. The proposed store would have a floor area of approx.”

Officer report

The site and its setting

The site is on Park Lane at Hobson Street, inside Macclesfield’s settlement boundary but outside its principal town centre and primary shopping area.

“The site is located within the settlement boundary of Macclesfield, however, is located outside of the Principal Town Centre boundary, which is positioned approximately 190m to the north- east of the application site.”

“OFFICIAL 2.3. The site also lies within an Area of Archaeological Potential, with a grade II listed building identified at 126-132 Park Lane, approximately 22m to the north-west of the site. The boundary of the Macclesfield, High Street Conservation Area is also located approximately 39m to the north-east of the application site.”

Officer report

Earlier planning history

Earlier permissions covered public-house alterations and refurbishment, fascia and projecting signs, and bottle-store buildings.

“00/0673P – External alterations and internal refurbishment of public house – Approved with conditions – 18-05-2000.”

“54406P – 1 single sided fascia board, 1 projecting pictorial, 1 lantern – Approved – 26-06- 1988.”

Officer report

What officers recommended

Officers recommended refusal because the out-of-centre proposal failed the sequential test, despite acceptable effects on design, heritage, amenity and highways.

“Therefore, it is considered that there may be adequate suitable retail premises which are available within the town centre boundary or edge of centre locations to provide suitable accommodation for a convenience store use. The proposal is therefore considered to fail the sequential test.”

“However, the fact that the proposal replaces one town centre use for another does not remove the policy requirement for a sequential assessment to provide enough information for the LPA to determine whether there are any suitable and available sites in a more sequentially preferable location.”

Officer report

Consultation and objections

Highways and archaeology raised no objections, environmental protection recommended conditions, and one letter raised traffic and competition concerns.

“Environmental protection – No objection. Recommend conditions in respect of operational and delivery hours and external lighting…”

“One letter was received from no.25 Hatton Street, with their comments summarised as follows: - Shop here will create extra traffic, above existing traffic due to parking for existing surrounding facilities along Park Lane. - Already convenience stores in the vicinity and around Brown Street. Concern over impact on these existing businesses.”

Officer report

Other issues raised

The call-in request raised concerns about retail location, parking, traffic, residential amenity, shutters, opening hours, deliveries and the building’s use.

“This is due to be decided at a meeting of the Licensing Committee on Feb 10th. When Last Orders was open its advertised hours were 11 am - 11 pm Mon-Thu and 11 am - midnight Fri-Sat. With regard to the premises location, the frontage is on an area of Park Lane with parking restrictions and metal bollards immediately outside on the pavement. The side of the premises is on Hobson Street, again with parking restriction and parked cars most hours of the day.”

“The Licensing application states that there will be external cameras monitoring the highway. These are not shown. I have reservations about monitoring the public highway and the impact on residential amenity. As of today Feb 2nd, the last date to submit comments, there is no consultation report from Highways. I would have liked to have seen their views on access, particularly as the purpose of the metal bollards at the front of the premises.”

Officer report

Who spoke

Councillor Liz Braithwaite and the agent attended and spoke about the application.

The committee’s decision

The committee delegated the decision back to officers to refuse because the sequential assessment did not establish that preferable sites were unavailable.

“That the application be delegated back to Officers to REFUSE the application for the following reason;”

“In the event of any changes being needed to the wording of the Committee’s decision (such as to delete, vary or add conditions / informatives / planning obligations or reasons for approval/refusal) prior to the decision being issued, the Head of Planning has delegated authority to do so in consultation with the Chairman of the Northern Planning Committee, provided that the changes do not exceed the substantive nature of the Committee’s decision.”

Minutes