17 commercial business units at Land at Mainsforth Terrace, Hartlepool

What was proposed

The application proposed 17 two-storey commercial units with business, industrial and storage uses, offices, access, parking and landscaping.

“The application seeks planning permission for the erection of 17no. two storey commercial, business units consisting of E (g)ii (Research and development of products or processes), E(g)iii (Industrial processes) both defined within the Use Classes Order (as amended) as “being a use, which can be carried out in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit”.) and B8 (storage…”

Officer report

The site and surroundings

The cleared former day centre site lies at the junction of three roads, near residential and commercial buildings and a railway line.

“The application site relates to the former Havelock Day Centre site, which has since been demolished and the site cleared, at the junction of Burbank Street and Mainsforth Terrace in Hartlepool. The application site is bounded by vehicular highways on three sides with Mainsforth Terrace bounding the application site to the east, Burbank Street bounding the site to the north and Havelock Street bounding…”

Officer report

Earlier applications

Earlier permissions covered an independent living day care facility and demolition of the former day centre.

“H/2014/0515 - Provision of an independent living day care facility including community facilities, hall and bistro, the provision of car parking, lighting, CCTV, PU panels and boundary wall and railings. Approved 15.01.2015. This application also included the current applciation site within the red line boundary.”

“H/2020/0202 - Prior Notification Application for the demolition of the former Havelock Day Centre. Decision: Prior Approval Not Required issued on 30.07.2020.”

Officer report

What officers recommended

Officers recommended refusal because the extensive built form would be overly dominant, unsympathetic and incompatible with the surrounding character.

“In this context, taking account of the location and extent of Blocks 1 and 3 of the proposed development, having regard to the scale and the vantage points onto the proposed buildings, it is considered that they would be highly prominent within the immediate and wider surrounding area.”

“Notwithstanding the considerations of NE7, having regard to the above considerations, it is considered that the proposed development, by virtue of the extensive scale and mass of the built form, would create an undue, overly dominant and unsympathetic development that fails to respect the character of the application site and wider surrounding area, contrary to policies QP4 and RC21 of the adopted Hartlepool Local Plan and the provisions of paragraph 135 of the NPPF.”

Officer report

What residents said

Residents objected to the visual impact, loss of light, traffic, parking, wildlife, noise, dust, mess and the need for the units.

“The application has been advertised by way of neighbour letters (23), a press advert and a site notice. To date, there have been objection comments received from 4 separate residential properties. Since the submission of revised plans, a further public consultation period was carried out and an additional objection comment was received from a neighbouring resident who had previously objected.”

“Visual impact of scale and location of the proposed buildings considered an eyesore; • A loss of light/sunlight and a result of scale and location of proposed units in proximity to nearby residential properties; • Traffic, parking and highway safety concerns; • Impact on wildlife and consideration of impact on ecology; • Noise impact of nearby residential occupiers from operational use. • Concerns that the proposal would result in dust and mess.”

Officer report

Who spoke

The agent spoke for the applicant, describing the redevelopment, expected investment and jobs, and saying technical matters had been resolved.

The committee’s decision

The committee was minded to approve the application, subject to officers finalising conditions and any required planning obligations.

“The Principal Property, Planning, Commercial Solicitor advised there were no conditions listed for the development to approve; therefore, conditions were to be delegated to officers in consultation with the Chair in line with the…”

Minutes