Offices and six-bedroom HMO at Chorleian House 49 - 51 St Thomas Road, Chorley

What was proposed

The application proposed offices on the ground floor and a six-bedroom HMO above, with four frontage parking spaces and internal cycle and bin storage.

“The application relates to a detached building, Chorleian House, located on St Thomas Road, Chorley. The property has most recently been occupied by an aesthetics company at ground floor and offices at first floor. It has parking to the frontage off the highway but no other amenity space.”

“The application seeks permission for the conversion of the ground floor of the building to offices and the creation of a 6-bedroom HMO at first floor level. The offices would be accessed through the main frontage located on St Thomas Road, with the residential accommodation accessed through the alleyway to the west between the application property and the building at number 43. Four parking spaces would be located on the property frontage.”

Officer report

The site and surroundings

The detached building had previously contained an aesthetics company and offices, with frontage parking but no other amenity space, among residential and commercial uses.

“The property is located within the Settlement are but outside the Chorley Town Centre boundary as defined by The Chorley Local Plan 2012-2026 with the surrounding area characterised by a mix of residential and commercial uses. A row of terraced properties is attached to the building to the rear and fronting onto West bank.”

Officer report

What officers recommended

Officers recommended approval because the proposal was acceptable in principle, caused no unacceptable character or amenity harm, and its reduced parking was acceptable.

“The proposed development is acceptable in principle and would not have an unacceptable adverse impact on the character and appearance of the existing site or the surrounding area. the reduced level of parking provision is considered to be acceptable in this instance and there are no concerns regarding highway safety, capacity or amenity as a result of the proposal. The application is therefore recommended for approval.”

Officer report

Parking and highway assessment

Four parking spaces fell below adopted standards, but the site was considered sustainable and highways officers found no safety, capacity or amenity concerns subject to conditions.

“In this case, the application site provides only four spaces and does not comply with the adopted parking standards, however LCC Highways do not have any objections to the proposed development and due to the highly sustainable location of the site, which is immediately adjacent to Chorley Town Centre, it is considered that a lower level of parking provision is acceptable and is in accordance with Policy ST4 of the Chorley Local Plan 2012-2026.”

“Policy ST4 states that locations that are considered to be more sustainable and well served by public transport may be considered appropriate for lower levels of provision. As a result of this and given that the submitted CLLP currently only carries limited weight in the determination of planning applications, it is not considered that any evidence would need to be submitted to justify the lack of parking provision.”

Officer report

Consultees’ views

Environmental Health raised no objection with noise and HMO standards advice, while highways officers raised no concerns after parking amendments subject to conditions.

“Regulatory Services - Environmental Health – raise no objection but have advised that the applicant is made aware of the Councils HMO standards and have advised that a noise report is commissioned prior to the commencement of any work.”

“Lancashire Highway Services – following amendments to the layout of the parking no concerns are now raised subject to the use of conditions to secure delivery times and the provision of proposed cycle parking prior to first occupation.”

Officer report

Objections raised

Eight letters and a councillor objected over parking, bins, access, noise, antisocial behaviour, HMO concentration and effects on the local community.

“Eight letters of objection have been received, along with an objection from Cty Cllr Lee Hutchinson. The points of objection are summarised as follows::”

“Overconcentration of HMOs in the directly surrounding resulting in a transient population and a loss of community cohesion. • No bin storage provided and as the only place to locate it is to the frontage this would look unsightly. • The number of bins required could cause a lot of waste.”

Officer report

Who spoke

A ward councillor and the agent spoke at the meeting.

The committee vote

The committee unanimously resolved to refuse planning permission after a proposal was moved and seconded.

“Councillor Chris Snow returned to the meeting at 19:04”

“After careful consideration, it was proposed by Councillor Chris Snow, seconded by Councillor Sarah Ainsworth and subsequently resolved (unanimously) that planning permission be refused due to the following reason:”

Minutes

The decision

Planning permission was refused because the proposal did not provide the necessary off-street parking and would worsen existing parking problems nearby.

“The proposal fails to provide the necessary level of off-street car parking further exacerbating existing parking issues in the immediate area. The proposal is therefore contrary to policies BNE1 and ST 4 of the Chorley Local Plan and HS10 of the emerging Central Lancashire Local Plan.”

Minutes