Contact: Daphne Courtenage Assistant Democratic Services Officer
Declarations of interest
Members will disclose any pecuniary and any other significant interests they may have in relation to the matters under consideration.
Confirmation of minutes
To confirm as a correct record the minutes of the Planning Committee meeting held on 04 August 2021 (already circulated by email).
The minutes of the Planning Committee meeting held on the 4 August 2021 was approved as a correct record.
The Schedule of Appeals lodged and decided between 15 July 2021 – 15 August 2021, is attached.
The Committee noted the Schedule of Appeals lodged and decided between 15 July 2021 – 15 August 2021 as set out on pages 3 – 10 of the agenda pack. Any member requiring any further details or clarification on any appeal should contact the relevant Case Officer.
In preparing the reports on this agenda the following documents have been used:
1. The Wyre Borough Local Plan (2011-2031)
2. Draft Revised Joint Lancashire Minerals and Waste Local Plan
3. Joint Lancashire Minerals and Waste Local Plan
4. Statements of Government Policy/guidance (NPPF, NPPG, Ministerial Statements etc.)
5. Supplementary Planning Guidance and evidence base documents specifically referred to in the reports
6. The application file (as per the number at the head of each report)
7. The forms, plans, committee reports and decisions as appropriate for the historic applications specifically referred to in the reports
8. Any additional information specifically referred to in each report.
These background documents are available on line, or for inspection by a written request to Planning Services, Civic Centre, Breck Road, Poulton-le-Fylde, FY6 7PU.
Reports of the Head of Planning Services on planning applications to be determined at this meeting:
The application was brought forward on the agenda to accommodate time for the speakers on the application.
The application was before members of the Planning Committee due to its strategic significance in delivering Local Plan infrastructure requirements.
A site visit was conducted to enable Members to understand the proposal beyond the plans submitted and the photos taken by the Case Officer.
An update sheet with additional information was published on the council’s website, this information only having become available after the original agenda was published. The committee considered the update sheet, which contained an update with an additional response from the lead local flood authority, additional plans and information from the applicant and a proposed amendment to conditions 2, 11, 22, 27 on the full permission and condition 3 on the outline permission by the officers.
The Planning Development Manager, Lyndsey Hayes, reminded members that as this was a hybrid application, the committee would be discussing and approving both a full application and an outline application, with the final phase of the Lambs Road allocation not having been admitted yet.
County Councillor John Shedwick was in attendance, and spoke to Officers for clarification on issues that were of concern.
Gareth Salthouse, the agent, spoke in favour of the application.
Several members of the committee noted their disappointment with the hybrid nature of the application, including the issue of affordable housing that they highlighted had been allocated only in one phase of the development with very little in other phases of the development. Other points of discussion mentioned were as follows:-
· Vehicular access to Raikes Road
· Traffic concerns
· Provision of land for a new school
The Head of Planning Services, David Thow, responded to members on the issues that were raised. He noted that new surface water drainage connection had been completed and was operational, with a condition that this be connected not just to Phase 1 of the development but to all 3 phases. A few of the concerns raised by members were the concern of Lancashire County Council, including traffic concerns and the land provision for a new school, and recommended that the County Councillor take these concerns to the County Council.
Following on from discussion, it was proposed by Cllr Ian Amos and seconded by Cllr Catterall, that the application be approved, as per the officer recommendation with amendments to conditions 2, 11, 22, and 27 on the full permission and condition 3 on the outline permission as set out on the update sheet, under the provisions of The Town and County Planning Act 1990. Subject to the following conditions and a section 106 agreement to secure on-site GI and affordable housing and financial contributions towards education, health care and Travel Plan support; and grant outline planning permission for up to 194 dwellings, a 1 Form Entry primary school and a convenience store subject to conditions and a section 106 agreement to secure onsite affordable housing, GI and housing mix (linked to phase ... view the full minutes text for item PA.26
This application was brought to the committee for determination at the request of Cllr Robinson. A previous planning application at the site was also presented to the Planning Committee for consideration.
An update sheet with additional information was published on the council’s website, this information only having become available after the original agenda was published. The committee considered the update sheet, which contained an additional consultation response from Lancashire County Council Highways confirming that they had no objections to the application, and an update to condition 2 to clarify the appropriate use(s) at first floor level.
The Planning Development Manager made it clear to the committee that though the application was a re-submission of a previously refused application, with the proposed use now involving a reduction in food and drink area and additional information having been submitted demonstrating how the visiting public would be limited to those who need to use the hydrotherapy pool or sensory room only, officers felt that the scheme could now be supported with the imposition of suitable conditions.
Sharon Sanderson, a parent who uses the facility, spoke in favour of the application.
Wyre Borough Ward Councillor for Hambleton and Stalmine, Cllr Robinson, was unable to attend the meeting, but had asked for written representations to be circulated before the meeting and her letter was read out in the meeting by the Chairman. She wrote in objection to the application.
Graeme Thorpe, the agent, spoke in favour of the application and addressed previous concerns of the committee.
Vicki Murray, the applicant, spoke in favour of the application. She clarified for members specifics of opening and closing times of various aspects of the facility.
The committee stressed the need for the facility for the community and that it was an asset to the borough. Some members had concerns over public use of the facility, highlighting previous advertising of the facility. The Chair reminded members of the update sheet, which included an update to condition 2, and the inclusion of condition 3, both of which would ensure the exclusivity of use of the facility.
The Head of Planning Services explained to members that the purpose of placing conditions is to serve a planning purpose.. He noted that members of the public using the facility who may not have such need for it would be a minor part of the visiting public, and that the prime use would be for those staying at the holiday cabins, and for those whom the facility meets their needs.
Following discussion, it was proposed by Cllr Ballard and seconded by Cllr Le Marinel, that the application be approved, as per the recommendations but with the amendment to condition 2, under the provisions of the Town and County Planning Act 1990.
1. The development shall be carried out, except where modified by the conditions to this permission, in accordance with the Planning Application received by the Local Planning Authority on 04.05.2021 including the following plans/documents:
· Site Location Plan ... view the full minutes text for item PA.27
The application was brought to the committee for a second time. It had previously been approved at the meeting on the 28 April 2021, however after some discussion with the applicant during the s106 agreement on condition 4 in respect of Green Infrastructure (GI) provision, it was decided that the amount of GI calculated could not be defined at this outline stage. A revision of condition 4 to remove this was therefore necessary and would still ensure a policy compliant scheme and would not materially affect the ecology mitigation objective that Natural England were seeking to achieve .
Members asked for clarification on how the GI was calculated. The Head of Planning Services explained to members that when Local Plan policy was drafted, a GI calculator was created, but that this would use an average (based on housing mix) when an outline application did not have a proposed number, or type of housing, and that was where the figure from the previous application most likely came from.
Following discussion, it was proposed by Cllr Catterall and seconded by Cllr Ballard, that the application be approved, under the provisions of the Town and Country Planning Act 1990. Subject to the following conditions and a S106 Legal Agreement to secure 30% on-site affordable housing provision, delivery of the link road between the A586 and Copp Lane, and financial contributions towards health care, community hall, education, public right of way improvements and travel plan support. That the Head of Planning Services be authorised to issue the decision following the satisfactory completion of the S106 agreement.
1. In the case of any reserved matter, namely access, appearance, landscaping, layout and scale of the buildings, application for approval must be made before the expiration of three years beginning with the date of this permission; and that the development hereby permitted shall be begun not later than:
· the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.
Reason: This condition is required to be imposed pursuant to Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2. The development shall be carried out, except where modified by the conditions to this permission, in accordance with the Planning Application received by the Local Planning Authority on 20.08.2019 including the following plans/documents:
· Drawing No. MA/GE/LP/01 - Site Location Plan
· Drawing No. MA/GE/PP/01 Rev A - Parameters Plan
The development shall be retained hereafter in accordance with this detail.
Reason: For the avoidance of doubt and so that the Local Planning Authority shall be satisfied as to the details.
3. (a) The total number of residential units to be provided on the site in the general locations shown on the approved Drawing No. MA/GE/PP/01 Rev A - Parameters Plan shall be up to 350;
(b) No less ... view the full minutes text for item PA.28