Planning Application - Belmont

Original Application May 2020

A planning application has been submitted to develop the Belmont site.

In the recent past Belmont has been a shop and a 4-bed home.

The eucalyptus tree in the area to the north of Belmont has recently been removed.

The proposal covers

1. Change of use of non-residential floorspace for the shop portion [meaning that it is no longer available for that purpose].

2. Conversion of the existing shop unit and dwelling to create 2 [3-bed] dwellings.

3. Improvement of the parking and access associated with the development generally.

4. Creation of a new [3-bed] dwelling to the rear of Belmont and fronting East Road.

Unofficial image - click on the image to view full screen

The Design and Access Statement includes the following comments:

• It is not intended that the existing building is extended in any way.

• The vehicle and pedestrian accesses already exist for the conversion and new build from the A697 and East Road respectively.

• It is not anticipated that any alterations would be made to the highway other than some surface upgrading of the private accesses.

A Consultee Response from NCC's Area Countryside Officer points out the proposal is to use Public Footpath no.25 as vehicle access for the new build.

They also say there are no automatic rights for public vehicular access along a public footpath, but this can be granted by the landowner.

The landowner in this case is Longhorsley Parish Council.

Revised Plans August 2020

Revised plans, a revised Design and Access Statement and a new Access Plan were posted on Public Access on August 25th 2020.

The revised proposal covers

1. Change of use of non-residential floorspace for the shop portion [meaning that it is no longer available for that purpose].

2. Conversion of the existing shop unit and dwelling to create 2 [3-bed] dwellings.

3. Improvement of the parking and access associated with the development generally.

The planning application no longer include the creation of a new dwelling to the rear of Belmont.

Their are minor changes to the plans for the conversion including retention of the lean too [sic] at the rear of plot 1.

Unofficial image - click on the image to view full screen

The Design and Access Statement includes the following comments:

• It is not intended that the existing building is extended in any way.

• The vehicle and pedestrian accesses already exist for the conversion from the A697.

• It is not anticipated that any alterations would be made to the highway other than some surface upgrading of the private accesses and provision of additional parking.

Revised Plans April 2021

Revised plans, a revised 'Design, Access and Heritage Statement' and supporting documents were published on Public Access on April 16th 2021.

The proposal now covers

1. Change of use of non-residential floorspace for the shop portion [meaning that it is no longer available for that purpose].

2. Conversion of the existing shop unit and dwelling to create single 4/5-bed dwelling.

New plans were added to Public Access on April 26th including a Site Plan showing access via the footpath to the west of the property and parking for 3 cars.

The Site Plan and Elevations were updated on June 1st

A Location Plan was added on June 7th which shows a section of the footpath owned by the Parish Council as part of the site.

This has been queried by the Parish Council.

The application can be viewed on NCC's Public Access system - search for 20/01242/FUL

If you want to comment on this application you can do so:

online - go to the Public Access system and search for 20/01242/FUL

by post - Central Registry Team, Development Management, NCC Planning Department, County Hall, Morpeth NE61 2EF

by email - planningcomments@northumberland.gov.uk

The 'Standard Consultation Expiry Date' for comments is now Wednesday June 16th 2021.

If you comment by post or by email, you must include the planning application reference number (20/01242/FUL), your name, full postal address and contact details (email address or phone number).

Castle Morpeth Local Area Council July 2021

Longhorsley Parish Council continues to have some significant objections to this application.

See their comments on Public Access and here.

Because of these objections the application will be considered by the Castle Morpeth Local Area Council at their July 12th meeting.

The case officer has written a Delegated Report to the Local Area Council "to inform their decision using the powers delegated to them."

The conclusion of the report is:

"This application is to be recommended for approval subject to conditions.

Whilst the loss of an existing retail unit is regrettable, the applicant has provided sufficient evidence which demonstrates that it would not be viable for the shop to be upgraded to a lettable standard. The LPA has worked with the applicant to ensure that the existing shopfront is retained upon the application property therefore ensuring commercial use in the future could be easily accommodated with minor alterations and subject to further planning approval."

The case officer has also written a Detailed Report to the Castle Morpeth Local Area Council. This report is not available on Public Access.

The Parish Council's objections relate to:

A) The change of use from commercial to residential. In particular, that there is no evidence that the developer has complied with Longhorsley Neighbourhood Plan policy relating to retaining local business services and community facilities.

B) The vehicle access via the Public Right of Way footpath which is Village Green and is owned by Longhorsley Parish Council.

C) The enclosure of a small part of Village Green.

A) The Delegated Report only addresses the issue of the change of use from commercial to residential.

The case officer has accepted evidence from the applicant that they have complied with the Neighbourhood Plan policy.

The Parish Council has not seen that evidence.

The case officer has also accepted statements from the applicant that businesses at the site have struggled to be profitable.

"The last use was a hairdressers however, the tenant left the premises in January 2020 due to financial hardship."

The Detailed Report repeats the claim that "that the premises have remained vacant since January 2020 when the previous tenant left due to financial hardship." (section 7.5)

It adds a comment that "It is unlikely that a retail unit within Longhorsley Village would achieve sufficient trade to offset the extensive costs needed to upgrade the remises prior to reopening." (section 7.7)

[Editors note: The owner of the hairdressers tells us that the business was viable and the only reason they left was that they were given notice to leave.]

B) The Delegated Report does not address the issue of access but the Detailed Report does include comments about the Parish Council's objection.

"One general comment was received from a resident regarding land ownership. This is not a planning matter and should be dealt with out with the planning process." (section 5)

"As the new access is proposed on a private road and is approximately 35 metres from the public highway, there is no works required within the existing access." (section 7.24)

"Whilst the right of way would be used by vehicles to access the rear of the premises, it is recognised that this arrangement already occurs therefore it would be unreasonable for the LPA to place any restriction on this." (section 7.30)

C) Neither the Delegated Report nor the Detailed Report address the issue of the enclosure of Village Green.

The case officer seems to have decided that this is acceptable.

At the July 12th meeting of the Castle Morpeth Local Area Council the decisions was to "Defer for independent viability assessment to be carried and for further information as to whether advertising for a period of six months is required under Policy LNP8." (See the YouTube video at 53min)

[Editors notes:

A) Our understanding is that this means there will be an independent assessment of the applicant's estimate that it will cost over £67,000 to upgrade the energy performance of the 40m² of commercial premises (at 25min) and legal clarification of the requirement to advertise for six months if the use as a commercial premises is not economically viable. (at 53min)

B) The Director of Planning reported that, from a legislative perspective, if you have a Public Right of Way there is no restriction over vehicles using that as well.

Even if the owner exercises the right not to allow vehicles to use it that, in itself, wouldn’t preclude granting planning permission. (at 28min)

C) The issue of the enclosure of Village Green was not discussed at the meeting.]

Application Withdrawn

This application was withdrawn at the Applicants request September 13th 2021

New Application - October 2021

A planning application seeks determination on whether prior approval is needed for change of use from retail to residential.

This application only covers the commercial area and is made under the Class MA regulations that came into effect from 1st August 2021.

The application can be viewed on NCC's Public Access system - search for 21/04044/RETRES

If you want to comment on this application you can do so:

online - go to the Public Access system and search for 21/04044/RETRES

by post - Central Registry Team, Development Management, NCC Planning Department, County Hall, Morpeth NE61 2EF

by email - planningcomments@northumberland.gov.uk

The 'Standard Consultation Expiry Date' for comments is now Wednesday November 17th 2021.

If you comment by post or by email, you must include the planning application reference number (20/01242/FUL), your name, full postal address and contact details (email address or phone number).

Longhorsley Parish Council Statement (added to Public Access Nov 1st)

Longhorsley Parish Council would like to raise the following points

1. This application does not comply with the adopted Longhorsley Neighbourhood Plan

2. The proposed ‘flat’ appears to be smaller than the minimum requirements.

3. If approval is given, the premises must remain as 2 separate entities, or it will not deliver the extra housing that the regulation intends.

4. This was a viable commercial premises, which only ended when the tenant was given notice to quit.

5. This has been a shop since 1875, its loss will reduce the commercial premises available in the village at a time of significant village expansion. (The village currently has one small shop and a public house.)

Extract from the Building Conservation Officer's comment (added to Public Access Nov 3rd)

The proposal would result in the loss of a retail unit in a period building which contributes to the character of the Longhorsley Conservation Area. The proposal requires prior approval as it has the potential to impact the sustainability of the conservation area.