GRAFTON STREET
HANLEY, STOKE ON TRENT
Planning Application submitted for the change of use of a former car repairs workshop to a local convenience store with associated storage and office space in Northwood, Stoke on Trent.
Following an initial planning appraisal with the client En-Plan formulated a change of use planning application to Stoke City Council Council for the above change of use. A new shop frontage has been added to the application as well as a supporting statement exhorting the value of the proposal and how it will not impact upon the Hanley shopping area but looks to serve the local people and their immediate shopping needs.
Hanley is one of the six towns that amalgamated to form the city of Stoke-on-Trent in Staffordshire, England. While each of the six towns (Hanley, Burslem, Fenton, Longton, Stoke-upon-Trent, and Tunstall) has its own unique history and character, Hanley has traditionally been regarded as the "city centre" of Stoke-on-Trent. Hanley is centrally located among the six towns. This makes it an accessible and convenient location for residents from across the city.
The Northwood area is located within Hanley and like the rest of Stoke-on-Trent, Northwood's history is intertwined with the pottery and coal industries. The history of Northwood, like many parts of Stoke-on-Trent, would have been shaped by the local natural resources, mainly coal and clay. These resources would later become crucial in establishing Stoke-on-Trent as the heart of the pottery industry in England. The 18th and 19th centuries saw a massive expansion in the pottery industry, with Stoke-on-Trent, including Northwood, at its centre. Northwood would have seen an influx of workers and families coming to work in the potteries and related industries.
The Planning Assessment
The Planners at Stoke Planning Department asked for a Retail Sequential Test to demonstrate the scheme would have no impact upon the commercial centre in nearby Hanley which we duly did, and to show the scheme complied with Planning Policy in Stoke.. We also submitted a Design & Access Statement which showed how the design would add to the locality and that existing transport links ensure the site was in a sustainable location.
En-Plan then produced a detailed statement showing the relevant planing history in the locality which demonstrated a legal precedent for such development as shown below:
21297/FUL UNIT 4, HALLFIELD WORKS, FESTING STREET, HANLEY, STOKE ON TRENT
CHANGE OF USE OF SECONG FLOOR TO PHOTOGRAPHIC STUDIO
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19175/FUL HALLFIELD, WORKS, FESTING STREET, HANLEY, STOKE ON TRENT
SUBDIVISION INTO FIVE INDUSTRIAL OR WAREHOUSING UNITS
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17254/FUL FESTING STREET, HANLEY, STOKE ON TRENT
CHANGE OF USE TO MANUFACTURING AND ASSEMBLY OF, REFRIGERATION UNITS AND SHOPFITTING’S, WAREHOUSING, AND ANCILLARY OFFICES
00275/FUL 101, BUCKNALL NEW ROAD, HANLEY, STOKE ON TRENT, STAFFS
USE OF FIRST FLOOR AS OFFICES
13321/FUL 165, BUCKNALL NEW ROAD, BUCKNALL, STOKE ON TRENT
CHANGE OF USE FROM CLASS X TO CLASS I RETAIL FURNITURE CASH AND CARRY
02473/FUL 101, BUCKNALL NEW ROAD, HANLEY, STOKE ON TRENT, STAFFS
CHANGE OF USE TO HAIRDRESSING SALON
17637/FUL CITY CENTRE TRAVEL, 101 BUCKNALL NEW ROAD, HANLEY, STOKE ON TRENT, STAFFS
OPERATION OF PRIVATE HIRE VEHICLE COMPANY
In the search for suitable premises the operators of 14 Grafton Street were not able to locate anything else within Northwood that would meet their requirement for a neighbourhood convenience store. The Council advised that a Sequential Test was required to accompany this application, which was duly completed.
Sustainability Appraisal
As part of the planning assessment we conducted a sustainability appraisal in line with guidance contained within the National Planning Policy Framework, and is as follows:
a) an economic objective– to help build a strong, responsive and competitive economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure;
The creation of a small local convenience storey will have a small net benefit on the local economy by the creation of new jobs.
b) a social objective– to support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well-designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being.
In this respect the proposal has a high positive impact upon the welfare of the people by removing a car repair centre and replacing a conflicting use with a more sustainable use in a predominately residential area.
c) an environmental objective– no impact will occur in this respect.
Conclusions of the Report
As the proposal is for the change of an existing vacant commercial unit in an area where the precedent for such a change has already been established and accepted by the Council, there is nothing in planning terms that would preclude an approval, as shown in the planning history section above.
If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect sync to achieve a successful outcome in the planning system please contact us and we will be only too happy to talk through any questions or development proposals you may have.
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