Flats plan thrown out over bin collections

Plans to turn delipidated former storage units into flats have been thrown out over issues with bin collections.

Ghulam Hadhar applied to Rochdale Council for permission to create seven self-contained apartments at 24a Baron Street, on the edge of Rochdale town centre.

Planning documents describe the U-shaped building overlooking a courtyard as being is in a state of disrepair.

They add: “The proposed development will bring a mostly disused existing building and wider site into a suitable and sustainable use which is currently open to crime, dumping and anti-social behaviour, and could become an eyesore over time.

“It is positioned in a prominent location in the town centre, and an opportunity has arisen where investment can be made to bring the building to a suitable functional use and where it would not have a negative impact on the surrounding area.

“Minimal changes are made externally to the building. The proposal involves the removal of existing roller shutters to doors and windows and the insertion of new windows and doors at ground and first-floor level which would include sandstone head and cills to match the existing.

“The courtyard area would provide good-sized outdoor amenity space retained to the rear of the site for future residents.”

The plans include creating a bin storage area with the bins to be collected from Oldham Road, but issues have been raised over rights of way.

A planning officer’s report said: “The lawful use of the building is unknown, but it is currently primarily vacant and being used for storage, with a studio flat located on the second floor. Historically, the site was known to be used as stables and a forge by Rochdale Horseshoeing Cooperative Society.

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“Bins would be stored on the site within the under-croft of the building and secured behind gates. Bins would be taken out for collection and then returned to the site.

“This is a common arrangement for businesses in this location and officers do not consider that this arrangement would be unduly harmful and cause undue disturbance.

“However, the proposed waste management strategy relies upon refuse bins being transported across adjoining land that is outside the applicant’s ownership and control to be presented in Oldham Road for collection.

“Due to constraints, it is not possible for waste to be stored or collected in Baron Street. The applicant contends that a right of access exists over this adjoining land (car park) through long-standing use.

“However, no formal deed, easement, legal agreement or other definitive evidence has been provided to demonstrate a secure and enforceable right of access for the movement and collection of refuse associated with the proposed development. Furthermore, the claimed right is disputed by the adjoining landowner.”

Despite the benefits of bringing a vacant building back into use, officers said the bins rights-of-way issue could not be resolved.

Refusing the application, the council said: “The application fails to demonstrate that acceptable, efficient and deliverable waste collection arrangements can be provided for the proposed development.

“The submitted strategy relies on refuse bins being moved across adjoining land outside the applicant’s ownership and control to be presented on Oldham Road for collection, without definitive evidence of a secure and enforceable right of access.

“The local planning authority is therefore not satisfied that the proposed apartments could be adequately serviced in an efficient, reliable and sustainable manner for the lifetime of the development, which could also result in bins being stored on the street in a visually obtrusive manner.”

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