Agenda item

To consider the report of the Chief Planning Officer on an application for the change of use of former industrial unit to form storage and maintenance of vehicles and plant, offices and associated parking and access.

(report attached)

The report of the Chief Planning Officer presented an application for the change of use of former industrial unit to form storage and maintenance of vehicles and plant, associated offices, parking and access at 23 Bradford Road, Gildersome, Morley.

Site plans and photographs were displayed and referred to throughout the discussion on this application.

Further issues highlighted in relation to the application included the following:

·  The surrounding areas were of mixed use including residential properties.

·  The site was currently vacant.

·  The site was previously used for manufacturing and office accommodation.

·  The proposals were to use the site for the maintenance and storage of vehicles.

·  Members were shown access to the site, location of staff parking and where acoustic fencing would be placed.

·  Representations of concern that had been received.

·  The applicant had originally requested a 24 hour operation.  It was proposed to limit this between the hours of 0630 to 2000 by way of condition.

·  There had been no objections from highways.

·  The application was recommended for approval.

An objector to the application addressed the Panel on behalf of local residents.  Issues raised included the following:

·  The proposals would be detrimental to local amenity.

·  The acoustic fencing would not prevent noise disturbance due to the inclusion of gates.

·  Increased traffic on Bradford Road.

·  In response to questions from Members the following was discussed:

o  Residents currently suffered due to the noise of vehicles at the site.

o  Concerns regarding the access road which would leave two residential properties effectively marooned.

o  The surrounding area had changed from mixed use to mainly residential in recent years.

o  Access arrangements had been designed to make it easier to monitor the site.

The applicant’s representative addressed the Panel.  Issues raised included the following:

·  The proposals would bring a decaying employment site back into use.

·  There would be significant noise mitigation measures.

·  There had not been any previously upheld complaints regarding noise.

·  The site had been used for business purposes before many of the nearby residential properties were built.

·  Refusal of permission would render the site and business untenable.

·  In response to questions from Members, the following was discussed:

o  A gateway was needed in the acoustic fencing otherwise the site would be unusable.

o  A previous application had been submitted for use of the adjoining site, which the applicant already used but it was unable to reach a position that would suit enforceable conditions.

o  The applicant had agreed to reduced hours of operation should the application be passed.

o  The applicant wanted to use the site to be able to make improvements to current operations.

In response to Members comments and questions, discussion included the following:

·  The site was an established industrial area.

·  Members needed to make a balanced decision on accommodating the needs of the business and amenity to local residents.  Efforts to minimise impact on residential amenity included reduced operating hours, acoustic fencing and a new access to the site.

·  The site was previously used for light engineering and it was felt that this would see a fundamental change with intensive use by heavy industrial vehicles.

A motion was made to refuse the application.

RESOLVED – That the application be refused and detailed reasons for refusal be brought to the next Panel meeting for consideration and to include the detrimental impact on residential amenity by virtue of increased comings and goings of Heavy Goods Vehicles, noise and disturbance.