Agenda item

To consider planning application number 22/0512 for external alterations to include installation of new windows to various elevations, removal of existing entrance and demolition of existing out buildings and use as altered as 87 self-contained flats with associated parking, cycle store, access and landscaping at Mexford House, Mexford Avenue, Blackpool, FY2 0UY.

The Committee considered planning application 22/0512 for external alterations to include installation of new windows to various elevations, removal of existing entrance and demolition of existing out buildings and use as altered as 78 (amended from 87) self-contained flats with associated parking, cycle store and lansdscaping.

Ms Susan Parker, Head of Development Management, outlined the report and highlighted the amended plans which had been received since first submission reducing the proposed number of apartments from 87 to 78. Ms Parker outlined that following continued negotiations, further amended floorplans had been submitted as detailed in the update note which significantly improved the layout of 15 of the flats with it being noted that another 6 could not be changed due to internal constraints.

Ms Parker explained that as outlined in the officer report and Update Note, the units all would meet minimum national standards in terms of overall size and bedroom sizes. However, virtually all would all fall short of the minimum communal space standards set out in the Council’s New Homes from Old Places standards. Ms Parker outlined to the Committee that while  this situation was not ideal it would be difficult to resolve without further reducing unit numbers, which would further impact on viability. The building itself presented challenges as the internal layout would have to work within those parameters.

Ms Parker emphasised the site had been vacant for a considerable amount of time and it was not desirable in planning terms to return to use as office accommodation. She reminded members that the redevelopment of an existing building on a brownfield site would be an inherently sustainable option over new build on a greenfield site and this weighed in favour of the scheme in the planning balance.

Ms Parker explained that on the one hand the issue of planning obligations would be relatively straightforward as the site would not be liable for any affordable housing provision or local education contributions. There were, however, requirements for health, public open space and the upgrade of two bus stops to encourage sustainable travel. The nature of the scheme made it difficult to define viability and there remained a disagreement between the parties. However, it had been suggested in this case that an overage mechanism be applied. An overage mechanism would essentially enable planning obligations to be paid in the event that the scheme made more money than is expected.

The applicant’s agent, Ms Deborah Smith, spoke in support of the application. Ms Smith highlighted the sustainability of repurposing an existing building to meet a housing need. Ms Smith outlined some of the challenges that had come with the project and that previous scheme had not come forward due to those issues. Ms Smith outlined that the applicant would accept an overage mechanism as a way forward as it would overcome the disagreement between parties as to viability.

The Committee considered carefully the application. Members expressed positive support for the principle of repurposing office accommodation that was no longer required given the sustainability advantages. While some members expressed concerns regarding the size and layout of the accommodation overall it was agreed that this needed to be balanced with what could be practically achieved within the parameters of the existing buildings. The Committee accepted the principle of an overage agreement as a way forward give the difference of opinion on the scheme’s viability and the unusual nature of the development.

The Committee considered that on balance it agreed with the recommendation that the concerns would outweighed by the contribution of the scheme towards meeting the Blackpool’s housing needs and by the benefits of bringing this long-vacant and increasingly derelict site and building back into beneficial use.  The proposed development constituted sustainable development and no material planning considerations have been identified that would outweigh this view

Resolved:

To support the proposal and delegate the application for approval by the Head of

Development Management subject to the following:

·     The conditions listed in the officer report and as amended by the Update Note albeit with flexibility for the Head of Development Management to amend these conditions as appropriate if the relevant information to meet the requirements of the condition is submitted prior to determination. If any conditions need to be added or deleted as a result of the submission of additional information, this would be after consultation with the Chair of Planning Committee

·     To delegate to the Head of Development Manager to agree further improvements to the elevation treatments, internal layouts, positions of bin and bike stores and other equivalent details as appropriate.

·     The signing of a S106 agreement to provide an overage mechanism to secure necessary planning obligations insofar as this is possible in the future.