Newgate Garage, Newgate, Mirfield, WF14 8DB

1. 1.The applicant has failed to submit a satisfactory Flood Risk Assessment. Inadequate information has been provided to demonstrate that the proposed development would provide adequate flood defences, finished floor levels, mitigation measures or safe access and egress routes. The potential impact of the proposal on onsite and offsite flood risk has therefore not been clearly assessed or demonstrated. The application site is set within Flood Zones 2, 3, 3a and 3ai as demonstrated on the Environment Agency’s Flood Map for Planning and the Strategic Flood Risk Assessment (SFRA) 2016 and therefore the lack of an adequate FRA fails to demonstrate that the proposals would not cause significant harm to flood risk both on and off site. The proposal therefore fails to comply with Policy LP27(c) of the Kirklees Local Plan and paragraph 181 of the National Planning Policy Framework.
2. 2.The proposed aluminium cladding on the exterior walling of the existing and proposed buildings and extension would not be in keeping with the existing material palette within the wider street scene nor would it be in keeping with the original building’s materials of construction. Similarly, the scale of the proposed outbuilding would fail to sympathetically integrate into the historic setting of the site. The proposal would therefore cause significant harm to the visual amenity of the existing building, wider street scene and would neither preserve nor enhance the setting of the Grade II listed Canal Lock, thus failing to comply with LP24 and LP35 of the Kirklees Local Plan and Chapter 12 and 16 of the National Planning Policy Framework.
3. 3.The proposed development would result in a loss of off-street parking provision which would result in more on-street parking, reducing visibility and exacerbating the existing highway safety concerns caused by on-street parking. The proposal would also result in an increase to the number of vehicles entering Newgate and the pedestrian footway. The proposed development would have inadequate sight lines and no provision for internal turning and therefore would be detrimental to the safety of the adjacent highway network, thus failing to comply with Policy LP21 of the Kirklees Local Plan and Chapter 9 of the National Planning Policy Framework. Plans and Specifications Table: Plan Type Reference Version Date Received Location Plan (EX)002 20/06/2025 Block Plan (20)002 22/09/2025 Existing GA (EX)001 20/06/2025 Existing Street Scene (EX)001 20/06/2025 Existing and Proposed Street Scene (35)001 22/09/2025 Proposed Street Scene (outbuilding) (35)002 22/09/2025 Proposed Street Scene (outbuilding) (35)003 22/09/2025 Proposed Street Scene (outbuilding) (35)004 22/09/2025 Proposed GA (20)001 22/09/2025 Proposed GA (20)003 22/09/2025 Proposed GA (Outbuilding) (20)004 22/09/2025 Proposed Elevations (30)001 22/09/2025 Typical Construction Details (72)002 22/09/2025 Planning Design Pack 24/06/2025 Flood Risk Assessment 30/06/2025 Justification Document 22/09/2025 Pursuant to article 35 (2) of the Town and Country Planning (Development Management Procedure) Order 2015 and guidance in the National Planning Policy Framework, the Local Planning Authority has, where possible, made a pre- application advice service available, complied with the Kirklees Development Management Charter 2015 and otherwise actively engaged with the applicant in dealing with the application. Concerns were raised with the agent regarding the EA objection to the proposal and a revised FRA was requested – this is discussed in section 1 of this report. Concerns were also raised regarding the roof design of the proposed extension and amended plans were received which steps the roof down as requested by officers. A street scene was also requested and provided to show the relationship of the proposal next to the existing development. The revised plans have been reviewed. Following a site visit, officer also noted that the building had been clad in corrugated metal. Officers therefore agreed with the applicant that this would be included in the application’s assessment. Development within a Coal Mining Area DEVELOPMENT LOW RISK AREA - STANDING ADVICE The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Mining Remediation Authority on 0345 762 6846 or if a hazard is encountered on site call the emergency line 0800 288 4242.

From the council's decision notice.

Postcode

WF14 8DB

Application type

Full

Scale / size

Small

Date validated

20 June 2025

Consultation expiry

5 May 2025

Consultation start

14 April 2025

Consultation end

14 August 2025

Target decision date

15 August 2025

Architect profile

Orange Design Studio

Agent address

59A, Huddersfield Road, Mirfield, WF14 8AA

Case officer

Nina Sayers

Statutory period

56 days

Documents

13