Change of use from dance studio (Use class D2) to place of worship (Use class D1)
Unit B1, Stafford Park 15, Stafford Park, Telford, Shropshire, TF3 3BB
THE PROPOSAL
1.1 This application seeks permission for change of use of an industrial unit with planning permission for Class Use D2 (dance studio) to a place of worship (Class Use D1) located within Stafford Park business park.
1.2 The application form confirms the opening hours will be 0800 hours to 1830 hours Monday to Saturday and 1100 hours to 1330 hours on Sundays/Bank Holidays. A total of 4 full time members of staff will be employed.
1.3 The proposed use would require a total of 7no. parking spaces for employees and customers, which would be provided within the car parks to the front and rear of the building.
2.0 Site and Surroundings
2.1 The planning application relates to an industrial unit within an overall site area of 600sqm. The unit is currently vacant and already has an implemented Class D use. The unit is one of many within Stafford Park business park, which is one of the Borough’s Strategic Employment Sites.
2.2 There is a large car park to the front and rear of the building for the generic use of visitors to this unit and surrounding units.
3.0 RELEVANT PLANNING HISTORY
3.1 W97/0584 Change of use to dance studio (D2) – Full Granted 11.09.1997
4.0 PLANNING POLICY CONTEXT
4.1 National Guidance:
4.2 Telford and Wrekin Local Plan (2011-2031)
SP1 Telford
SP4 Presumption in favour of sustainable development
EC1 Strategic employment areas
BE1 Design Criteria
C3 Impact of development on highways
COM1 Community Facilities
5.0 SUMMARY OF CONSULTATION RESPONSES
Standard consultation responses
5.1 Hollinswood and Randlay Parish Council: No comments received.
5.2 Highways: No objection.
5.3 Shropshire Fire Service: Comment – include Fire authority informative
Neighbour Consultation
5.4 None received.
6.0 PLANNING CONSIDERATIONS
6.1 Having regard to the development plan and other material considerations, the primary issues raised within this planning application is the principle of the proposed use and highway considerations.
Principle of the proposed use
6.2 Stafford Business Park is one of the Borough’s Strategic Employment Areas. Policy EC1 of the Local Plan recognises the importance of the strategic employment areas throughout the borough and states they are expected to deliver B Use Classes. The industrial unit was granted permission for a D2 Use in 1997 and was implemented and the business has been running until recently. Therefore the B Use Class on this unit has been lost and the principle of a Class D use has already been established. The proposed Class D1 use is considered to provide adequate access to sustainable modes of transport and parking, have access to appropriate infrastructure, not to have an adverse impact upon adjacent land uses and does not represent an adverse impact on the character of the area. The site also represents previously developed land (PDL). As such, even though there is some policy conflict with Policy EC1, the existing and established Class D2 use on the unit is a material consideration, as it represents a fall-back position as the unit can continue as a Class D2 use regardless of Policy EC1.
6.3 Although a church with ancillary counselling service would not normally be considered an employment use this proposal does provide employment in the form of 4new jobs, as stated in the description above.
6.4 On the basis of these points it is considered that the principle of use can be accepted.
Highway Considerations
6.5 This unit is served by a large car park to the front and rear of the premises, which the applicant has confirmed is not used to capacity and has been provided for generic use by the other industrial units. The Highways Officer has no objection to the proposed use of the existing parking spaces as the nature of the proposed business will amount to a maximum of 7no. parking spaces being used at any one time for employees and visitors to the one-to-one counselling service. When the main church service is held on Sundays the car park will be mostly empty, as the other industrial units are likely to be shut, and therefore attendees will be able to park freely in the generic car park. A private bus service will be provided for people attending the church services on Sundays. On the basis of these points the impact upon the highway network of the proposed change of use is considered acceptable in terms of policy C3 of the Local Plan.
Other matters
6.6 Policy COM1 refers to enhancing community facilities and the proposal would be compliant with this policy.
6.7 As there are no proposed external alterations to the building it is considered there would be no significant impact upon the visual appearance of the building.
7.0 CONCLUSIONS
7.1 The proposed use is sustainably located with easy access to public transport and ample parking available and within close walking distance. There will be no adverse impact on the character of the building or area and the industrial unit has an established Class D Use, which is a material consideration in determining this application. The proposal is therefore compliant with policies contained within the Telford & Wrekin Local Plan (2011-2031) and the NPPF.
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