Aluminium shopfront retention at 79 Northgate, Blackburn

“Proposed Development: Variation of Condition 2 (Approved Plans) and removal of Condition 4 (New Door Details), pursuant to planning application 10/25/0145 "Change of use of former wine bar into café (use class E(b)) at ground floor level and office (use class E(g)) on the first floor level with the installation of a kitchen extraction flue and modification of the shop front to provide a second access door serving the first floor office" - allow for the retention of aluminium…”

“The application site comprises of a two-storey commercial property that is located within Blackburn Town Centre and the Northgate Conservation Area. A vacant drinking establishment previously occupied the entire building.”

“Classified as Official\Anyone Commercial properties adjoin and surround to three sides with carparks positioned to the west. The building has a black aluminium shop front, a white painted render front first floor level, a flat-roofed rear projection that is constructed from a range of materials and a slate roof. The first-floor front windows are of a white painted timber construction.”

“The proposed development is recommended to be granted planning permission, subject to the conditions detailed in Section 5.”

“Given the nature of the proposed amendments, the relevant assessments are limited to visual amenity and heritage assets in the form of impacts on the setting of the Northgate Conservation Area. Conditions 3 and 5 have been duplicated from the previous consent, which relate to the finish of the extraction flue and noise mitigation measures. Condition 1 has also been omitted as the development has already been commenced.”

“The BwD Heritage Advisor has reviewed the merits of the application in relation to the conservation area, and some concerns have been identified. The previous shop front was constructed out of timber, and its removal has resulted in some erosion to the character and appearance of the conservation area due to loss of a traditional material and design.”

“Whilst it is acknowledged that the previous shop front could have been repaired and retained, the limited level of harm caused to the setting of the conservation area does not warrant resisting the application. Such a conclusion is well- founded when the number of modern shop fronts in the immediate locality are considered alongside the aforementioned public benefits.”

“BwD Heritage Advisor – As I am required to do so, I have given S72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 considerable weight in my comments. For the reasons identified above, the proposal, currently outlined in the submission documents, represents a low level of less than substantial harm to the Northgate conservation area, which is not justified by the presence of other perceived similar development.”

“In accordance with P208 of the NPPF (to avoid or minimise harm), I would recommend consideration of a replacement shopfront in timber, that mirrors the traditional proportions and design of the shopfront that has been removed.”

“Decision under the Town and Country Planning Acts and Regulations –”

“That planning permission be granted subject to the conditions highlighted in the Director’s report.”