Shop front and staircase at 20 Albion Road, New Mills

“Work has commenced on site with implementing the development but has since ceased. The external staircase to the rear of the premises has been installed and is actively being used, and alterations to the shop front have already been undertaken. Despite elements of the proposal having already been carried out, the application must be assessed on its merits without prejudice.”

“The external staircase to the rear of the property provides access to a first floor apartment. No access is available internally within the building to the first floor. The apartment is one-bedroomed, with associated kitchen, shower room, and lounge areas. The external staircase is made of galvanised steel. Officers requested the external staircase be painted black so that it matches the existing rainwater goods etc at the property.”

“HPK/0002/8976 - Change of Use from Retail Wool Shop to Accountants Office - Approved 12/02/1990. HPK/0003/1655 - Change of Use from Office to Living Accommodation - Approved 24/06/1992. HPK/0003/2684 - Erection of Stone Wall Alteration of Office Front New Access to First Floor and Internal Alterations - Approved 09/08/1993. HPK/0003/6627 - Timber Garden Shed in Rear Garden - Approved 22/10/1997. HPK/2005/0240 - Erect Garden Shed - Approved 04/05/2005.”

“The proposal is therefore considered to be in accordance with the relevant planning polices as set out in the High Peak Borough Council Local Plan (2016), Supplementary Planning Documents, and the National Planning Policy Framework (December 2024). Consequently, the application is recommended for approval, subject to conditions.”

“Approved plans. Matching materials for shop front. Staircase painted black.”

“Officers also requested that the rear external staircase be painted black to match the existing external rainwater goods etc at the property, to help the staircase assimilate with the host property. The external staircase is not readily visible within the street scene. Its current galvanised steel finish does result in it appearing as a notable feature when viewed from the rear yard/garden areas behind the properties.”

“The site therefore forms part of the setting of the Conservation Area. As set out the proposed works are considered to assimilate well into the existing street scene in this location given its immediate setting comprising predominantly residential properties. The consistency in design vernacular with the new shop front relative to adjacent properties is also considered to reinforce the vertical and horizonal emphasis of the buildings façade.”

“High Peak Borough Council Conservation Officer:”

“No technical advice is required from Conservation. The development site is outside of the boundary of the New Mills Conservation Area.”

“That planning permission be granted as set out in the report, subject to an additional condition to require the reinstatement of the wall between the pavement and front garden in order to improve the visual appearance of the street scene.”

“That 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 Development Services be delegated authority to do so in consultation with the Chair of the Committee, provided that the changes do not exceed the substantive nature of the Committee’s decision.”