Agenda item

To consider planning application 20/0784 for the erection of a part three, part four and part five storey building, including commercial and residential basement storage, comprising ground floor retail, restaurant and betting shop (Use Classes E and sui generis) fronting Church Street and Abingdon Street and 18 self-contained (Use Class C3) on the upper floors accessed from Abingdon Street with associated refuse storage accessed from Back Church Street, following the demolition of existing buildings.

The Planning Committee considered planning application 20/0784 for the erection of a part three, part four and part five story building, including commercial and residential basement storage, comprising ground floor retail, restaurant and betting shop (Use Classes E and sui generis) fronting Church Street and Abingdon Street with associated refuse storage accessed from Back Church Street, following the demolition of existing buildings. 

Miss Susan Parker, Head of Development Management, outlined the report and reminded the Planning Committee that this application had been deferred at the last meeting to allow the application the opportunity to provide viability information to demonstrate that a housing mix compliant with policy could not be delivered. Instead of providing this information, amended plans had been submitted that now showed an acceptable housing mix.

The application related to the site on the corner of Abingdon Street and Church Street which had been formerly occupied by Next and then Pizza Express. Most recently the ground and first floor had been redeveloped as Vintro Lounge with a new frontage and themed interior.  In respect of planning history a previous submission at the start of 2020 had proposed 29 apartments in a part six, part seven storey building and was considered to be over-development of the site and unacceptable in the context; the application had been withdrawn.  The current application proposed 18 apartments in a part three, part four and part five storey building with retail and commercial uses to be retained at ground floor level.  The application was made in full and sought to agree all details. 

The building proposed would have a flat roof and the top floor would be set back.  The corner facing into St. Johns Square would be four storeys high and different materials would be used on the corner to create a visual focus. Similarly lighter materials would be used to make a focal feature of the main entrance door on Abingdon Street.  The elevations proposed would have a strong grid design with vertical emphasis and recessed balconies to create depth and visual interest.

Miss Parker noted that the site was within a very sensitive location within the Town Centre Conservation Area and opposite both St. John’s Church and the Winter Gardens.  The scheme had been considered by Historic England, the Theatres Trust, the Council’s Built Heritage Manager and the Civic Trust. The Civic Trust had objected on the basis of scale but the other consultees had supported the proposal in principle.

In terms of the scale, Miss Parker noted that long-standing Policy LQ4 and emerging Policy DM17 both require new buildings within the town centre to be at least four storeys in height.  The scale proposed accorded with this and was considered to be appropriate in the immediate context. 

No off-street parking would be provided with this development but this was considered to be acceptable given the town centre location.  Cycle parking was proposed at basement level with refuse storage available to the rear. 

Miss Parker informed the Planning Committee that no other issues relating to highways, drainage, ecology or amenity were anticipated and the necessary planning obligations relating to local health care provision and public open space could be secured through a S106 legal agreement. 

Internally the scheme would deliver 18 apartments comprising 5 one-bed units and 13 two-bed units which meet the required housing mix and floor space standards.  The proposal would deliver regeneration benefits and contribute towards the borough’s housing land supply.  The design was now considered acceptable. 

Miss Parker noted that the application had received media attention and reminded the Planning Committee that the recent investment in the building to develop the current Vintro Lounge was not a material planning consideration in respect of this application and the proposal must be judged on its own merits.

In terms of relative uses, if implemented this scheme would result in the loss of commercial use at first floor only and replace it with residential accommodation.  The town centre uses would be retained at ground floor level which was acceptable in planning policy terms.  As such, the officer recommendation was to grant planning permission subject to appropriate conditions and the signing of a Section 106 agreement to secure health and public open space contributions.

Mr Ian White had registered to speak in objection to the application but had been unable to attend the meeting. 

The Planning Committee discussed the application and concerns were raised regarding the design and scale of the proposal along with concerns regarding residential accommodation in a retail centre. In relation to the proposal’s proximity to the Winter Gardens and Policy CS8, the proposal was considered to be unsympathetic and did not enhance the surroundings.  It was noted that the application did not propose any mitigation towards climate change issues such as energy efficiency other than a potentially green roof. 

Miss Parker responded to the Planning Committee’s concerns and noted that current Government guidance as set out at paragraph 85(f) of the National Planning Policy Framework recognised the important role that residential accommodation could play in a town or city centre and that there was a strong policy basis to support residential use at upper floor level.  Use of the apartments as holiday accommodation could be controlled by condition, however use as second homes could not be prevented.  It was confirmed that all the proposed apartments met the minimum floor space standards. 

The Planning Committee felt that the design was out of keeping with the location, did not contribute to or enhance the nearby heritage assets, was not in proportion and was jarring and unsympathetic to the local context and setting. 

Resolved:  To refuse the application, notwithstanding the officer’s recommendation, for the reasons that the proposed design was out of keeping with the location, did not contribute to or enhance the nearby heritage assets, was not in proportion and was jarring and unsympathetic to the local context and setting, as outlined in the attached Decision Notice:

https://idoxpa.blackpool.gov.uk/online-applications/

(Enter 20/0784 into the search parameters)