10 apartments at Eston and California Social Club Ltd, Eston, Middlesbrough

What was proposed

The application sought to convert the former social club into 10 apartments, with front and inset upper-floor extensions and changes to windows.

“The proposal seeks permission for the change of use of former social club including a first-floor extension at front and addition of second floor inset extension to provide 10no. apartments including alterations to windows and fenestration at the Former Eston and California Social Club on High Street in Eston.”

Officer report

The site and surroundings

The site is in Eston district centre, mainly surrounded by commercial uses, with some residential development and car parks to the rear.

“The application site is located within the designed centre of Eston and is predominately surrounded by commercial uses although there are some elements of residential in the area. To the rear (north) of the site is a car park with commercial properties to either side.”

Officer report

Earlier application and appeal

An earlier application was refused over parking, accommodation concentration and living conditions, but the appeal found those matters acceptable and identified unresolved ecological mitigation.

“The proposed development would result in an over concentration of similar accommodation in the area and the application would therefore be contrary to part c of policy H5 of the Redcar and Cleveland Local Plan.”

“I have found that the proposal would provide an appropriate housing mix, would not have a harmful effect on highway safety and would provide adequate living conditions for future occupiers. However, this does not overcome the harm and development plan conflict arising from the failure to demonstrate that the proposal would not have an adverse effect on the integrity of European Sites.”

Officer report

What officers recommended

Officers recommended approval, concluding that the proposal was acceptable in principle and would not harm amenity, highways safety, crime prevention, character or ecology.

“For the reasons outlined above the proposal is considered acceptable in principle.”

“The application would provide additional residential development within the Eston. The proposed use raises no adverse impact on neighbour amenity, highways safety or crime prevention. The proposal would not have an adverse impact on the character and appearance of the area.”

Officer report

Consultation responses

Seventy-four objections raised concerns about antisocial behaviour, overcrowding, parking, waste, local services, community use and the identity of future occupants.

“The proposal would have a negative effect on the area, antisocial behaviour, drug use and criminal behaviour • Overcrowding of the area • Insufficient car parking available…”

“Waste disposal impacts • HMO’s pose antisocial impacts to neighbours • Local services for doctors and schools are oversubscribed • Should be used as a community hub • Questions as to who would live in the proposed apartments…”

Officer report

Who spoke

An objector, a ward member and the applicant’s representative addressed the committee about safety, parking, waste, noise, management, highways and regeneration.

Members’ debate

Members distinguished the proposed self-contained apartments from HMOs and considered parking less significant because of the town-centre location.

“Members debated the application and made the following comments: -”

“It was noted that concerns had been raised regarding anti-social behaviour; however, it was suggested that such issues are often associated with poorer quality housing stock rather than developments of this nature. • Members emphasised that the proposal was for self-contained apartments and not a House in Multiple Occupation (HMO), which was considered an important distinction.”

Minutes

The committee’s decision

A proposal to approve was moved and seconded, and the committee resolved to grant planning permission.

“GRANT PLANNING PERMISSION subject to the following conditions: The development shall not be begun later than the expiration of THREE YEARS from the date of this permission.”

Minutes

Conditions of approval

Permission included conditions covering approved plans, materials, nutrient mitigation, construction arrangements, cycle parking and construction hours.

“The development hereby approved shall not be commenced until a detailed method of works statement has been submitted to and approved in writing by the Local Planning Authority. Such statement shall include at least the following details. a. Routing of construction traffic, including signage where appropriate. b. Arrangements for site compound and contractor parking. c. Measures to prevent the egress of mud and other detritus onto…”

“No part of the development hereby approved shall be occupied until plans for parking and manoeuvring cycles has been constructed and laid out in accordance with Drawing No. 2395/P/06 'A' Date Dec 23 or plans which are subsequently submitted to and approved in writing by the local planning authority, and thereafter such areas shall be retained solely for such purposes.”

Minutes