Two shopfronts and extensions at 26 And 26A Mesnes Road, Wigan

What was proposed

The application proposed two shopfronts, a single-storey rear extension, front and rear roof dormers, and other external alterations.

“Development proposed: Installation of two new shopfronts, single storey rear extension, roof dormers to front and rear and external alterations.”

Officer report

The site

The site is a two-storey end-terraced property with retail units on the ground floor, a residential flat above, and hardstanding to the front and rear.

“The application site comprises of a two-storey property, located on the end terraced plot at the junction of Mesnes Road and Chelmsford Mews. The property has a one and a half storey element to the side, and various single storey outriggers to the rear. The property is finished in red brick throughout all elevations, with the ground floor rear elevation being painted white. Two bay windows are sited to the front with stone effect finishes within the lower areas.”

“The site is located within a predominantly residential area and mixed scale retail and commercial units are sited throughout Mesnes Road. An area of hardstanding and cobbles is sited to the front, and further hardstanding is located to the rear within the open yard area. This latter area of the site is also used for refuse and recycling storage. An access road runs along the rear boundary of the site and adjoining properties along Mesnes Road.”

Officer report

Earlier applications

Earlier applications included several refusals and appeals, an approved change of use and two refused rear-extension proposals for an apartment.

“Planning application reference A/19/87945/FULL: Two storey extension to rear of existing shop to create apartment (Re-submission of A/19/87107/FULL) Refused 17 December 2019, appeal dismissed 6 March 2020.”

“Planning application reference A/19/87107/FULL: Two storey rear extension to create apartment. Refused 22 July 2019, appeal dismissed 6 March 2020.”

Officer report

Why approval was advised

Officers considered the proposal sustainable and acceptable for its principle, highway effects, parking, design, amenity, environment and street-scene impact, subject to conditions.

“The proposed works comprise of minor external alterations and extensions to the property with the main objectives of enhancing accommodation and improving the property’s visual appearance within the street scene.”

“On the above basis, the proposal is therefore considered by Officers to constitute sustainable development and acceptable in principle, according with Core Strategy Policy CP6, PfE Policies JP-S1 and JP-J2, saved UDP Policy S1E and the related objectives within the NPPF, subject to an assessment against the following material planning considerations discussed below.”

Officer report

What consultees said

The Transport Policy Officer and Coal Authority raised no objections, while amended parking arrangements addressed concerns about vehicle circulation.

“Officers are concerned that the proposed parking area to the rear will be too tight and may lead to vehicles being blocked in by each other. Therefore, Officers recommend that 1 of the rear spaces be removed to provide better circulation. The 3 off-street parking spaces should be adequate for the 2 small retail units and 1no. 2-bedroom flat. Any minor parking demand can also be accommodated by the existing on-street parking bays adjacent to the site.”

“Officer comment - Following consultation with the Transport Officer, an amended parking plan was requested and submitted by the applicant demonstrating a reduction in parking spaces sited to the rear of the property. The 2no. spaces shown to the rear of the site on the amended plan are considered to address the Transport Officer’s concerns in respect of circulation at the site.”

Officer report

What people said

Objectors raised parking, commercial activity, residential character, light, neighbouring amenity and notification concerns; supporters welcomed improvements and reuse of the vacant property.

“Negative impact on resident parking around the site in an already congested area. ▪ No information has been provided as to what businesses will be using the proposed retail units. ▪ Impact on the residential character of the area through adding more commercial units. ▪ Proposed extensions will impact on light into neighbouring properties. ▪ Conversion of property into commercial units will impact adversely on neighbouring amenity through increased activity at the site.”

“The vacant property will be improved in appearance and brought back into use which will have a positive impact on the area.”

Officer report

Who spoke

One speaker was allowed four minutes against the application and one speaker was allowed four minutes in favour.

Conditions of approval

Conditions covered the start date, approved plans, materials, off-street parking, and refuse and recycling storage.

“The development hereby approved must be begun not later than the expiration of three years beginning with the date of this permission. The development hereby approved shall be carried out in accordance with the details indicated on plan references: - Location Plan 4388-24-01 - Proposed Site Plan 4388-25-07 REV A - Proposed Plans 4388-24-04B REV B - Proposed Elevations 4388-24-05A REV A 3.”

“Once fully installed, the parking spaces shall be operated and maintained in accordance with the approved details at all times thereafter. Notwithstanding the details hereby approved, no part of the development hereby approved shall be occupied until a scheme detailing the refuse and recycling storage facilities to serve the development, that has previously been submitted to, and approved in writing by, the Local Planning Authority, has been fully implemented within the…”

Minutes