# Sharp Link Designs Ltd Civil, Structural And Architectural Design

fEAK PISTRICT NATIONAL fABK AUTHORITY
ALLOCATED :GROUP
SK178JZ

## Change Of Use From Office To Office And Dwelling.

# Justification Statement

Revision 1

CONSULTANT: Sharplink Designs Ltd
           29 Hillcote Close
           Sheffield
           5103PT

## 1.0 Introduction

This project involves the proposed change of use of part of an existing office to a dwelling at Avalon House, Cherry Tree Square, Queen Street, Tideswell. The adjacent standalone office currently occupied by a commercial tenant and is to be retained as a commercial premises and as such unaffected by the proposals.

The building is a traditionally constructed and originally built as a dwelling with an associated shop but following the previous granting of permission for change ofuse is now classified as offices.

This document is provided as an explanation to why the change of use back to a dwelling is being sought for part ofthe building (and retention of the commercial office for the remainder) and how the proposal better meets the current Planning Policies than the current office designation does.

## 2.0 History And Site Particulars •

Avalon House comprises two separate offices, one ofwhich is single storey in nature and unaffected by the proposal and the other, designated the proposal site, is two storey in nature and originally constructed as a dwelling.

The planning history for the site is as follows:
1982 planning consent - granted for change ofuse from a shop and house to offices.

1983 planning consent - refused for display ofilluminated signs.

1984 planning consent - refused for display of four signs (two illuminated and two non-illuminated).

2008 planning consent - refused for the change ofuse from offices to office and dwelling.

The adjacent single storey offiee has undergone several internal improvements in more recent times the most significant being the creation ofkitchen and toilet facilities for the sole use ofthis office.

The proposal site has had very little change to the internal layout since first constructed and is clearly laid out as a dwelling i.e. front room with fireplace, rear kitchen and bathroom and two small bedrooms to the first floor. [t is difficult to see how this part ofthe building was ever actually used as a commercial office.

## - 3.0 Justification For The Change Of Use

The proposal site (two storey part ofthe building) is currently vacant and is not considered to be viable as an office space. The owner has identified that returning the usage back to a single dwelling for this part of the building offers a sustainable and economically viable use but is aware that the proposed change must be compliant with Structure Plan Policy (SPP) and Local Plan Policy.

Following consultations with The Peak District National Park Authority Planning Team it would appear that the proposed change of use would comply with all policy guidelines except SPP E4. This sets out to protect employment opportunities for local people.

To address this issue it is considered worthy to note the following:

1. The adjacent single storey office is unaffected by the proposals and to be retained. This office
space has a current tenant and is considered to be viable as a commercial office space by virtue of

Justification Statement.

being on one level and easily accessible from the front elevation by all users. The office has a self contained kitchen and toilet and has no link to the two storey element.

2.
The proposal site (two storey element) has been vacant since April 2008 and the first floor totally
unused since May 2007. The property has been actively marketed by Knight and Co since that
time (evidence is available). Very little interest has been shown by any potential tenants, the main
reason being reported is that the layout is ofa typical dwelling and not suitable for use as offices.
The applicant has also tried advertising the property on the internet using some ofthe online
agencies but to date this has not generated any interest in the site. It is considered important to note
that the proposal sitc has not generated any rental income since April 2008. To date no local
people have shown any interest in this office.
3. The frontage to the proposal site (two storey part ofthe building) has traditional fenestration and
does not have any sort ofcommercial frontage (display windows, signage etc). It is considered that
this point alone severely restricts any sort ofcommercial or retail usage. Any sort ofchange to the
elevation to improve this would be considered at odds with Conservation aims and considered
unacceptable.
4.
On Queen Street there are at least four other commercial properties vacant and being actively
marketed all ofwhich are considered to be better suited for commercial usage. This appears to
support the fact that the proposal site (two storey office) at Avalon House is no longer required by
local people.
It would appear that the Structure Plan Policy E4 is not actually affected by the proposal as employment has been safeguarded for local people from the retained single storey office facility. The two storey office has not resulted in employment for sometime and not considered likely to do so in the future. To actively make this element ofthe building more suitable for commercial usage would most likely be at odds with Conservation aims for Tideswell.

## 4.0 Recommendation

The applicant has actively tried to let the two storey building as offices for sometime without success.

This has had the effect of loss ofany income from rental ofthe property. It is considered that this part ofthe building is not viable as a commercial office facility and is best suited to use as a dwelling. This would also appear to best meet Conservation aims and policy for Tideswell.

The adjacent single storey element ofthe building is much more useable as a commercial office and has a long term lease in place. This element clearly offers significant employment potential and supports Structure Plan Policy E4.

It is recommended that the two storey element ofthe building is returned to a dwelling and the adjacent single storey office retained as a stand alone unit. This is considered to be in keeping with the original usage ofthe building when initially constructed and best meets the intentions of Structure Plan Policy E4 and Conservation aims.