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Agenda and minutes

Venue: Council Chamber - Civic Centre, Poulton-le-Fylde. View directions

Contact: Daphne Courtenage  Assistant Democratic Services Officer

Items
No. Item

PA.63

Declarations of interest

Members will disclose any pecuniary and any other significant interests they may have in relation to the matters under consideration.

Minutes:

None.

PA.64

Confirmation of minutes

To confirm as a correct record the minutes of the Planning Committee meeting held on 02 February 2022 (already circulated by email).

Minutes:

The minutes of the meeting of the Planning Committee held on 02 February 2022 were approved as a correct record.

PA.65

Appeals pdf icon PDF 98 KB

The Schedule of Appeals lodged and decided between 15 January 2022 – 15 February 2022, is attached.

Additional documents:

Minutes:

The committee noted the Schedule of Appeals lodged and decided between 15 January 2022 – 15 February 2022, as set out on pages 3-26 of the agenda pack. Any member requiring any further details or clarification on any appeal was invited to contact the relevant Case Officer.

PA.66

Planning applications

Background Papers:

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:

Minutes:

The Committee agreed to change the order in which items were considered at the meeting.  Item 5(c) on the agenda was taken as the next item to enable Councillor Kay to address the Committee and attend a mayoral engagement.

 

PA.67

Application C - 135 West Drive, Thornton-Cleveleys, Lancashire, FY5 2EG (21/01327/FUL) pdf icon PDF 59 KB

Erection of a replacement dwelling.

Additional documents:

Minutes:

This application was brought before the committee for determination at the request of Councillor Kay.

 

A site visit occurred to enable members to understand the proposal beyond the plans submitted and photographs 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 additional observation from Paul Maynard MP, asking the committee to consider the impact on the neighbours’ amenity.

 

Wyre Borough Councillor for Pheasants Wood Ward, Andrea Kay, spoke in objection to the application.

 

Chris Homer, the agent, spoke in favour of the application.

 

Members raised concerns on the following issues:

·         Planning permission for the demolition of the previous dwelling

·         The balcony and its obscure glazing

·         Height and floor levels

·         The previously submitted plans and their contents

 

The Head of Planning Services responded to these concerns. He stated that the demolition of the previous dwelling and the commencement of the current development were technically in breach of planning control. However as an application had been submitted and in all the circumstances, no enforcement action had been considered appropriate pending its determination. He clarified to members that the floor levels of the balcony were lower than base of the blue screen shown on the plans displayed and that the screen heights would be complying with building regulations.

In relation to the impact on neighbours and overlooking, he explained to members that in urban situations, there was an expectation for a degree of overlooking, due to the lack of space between dwellings and gardens. Officers did not consider that there would be an adverse effect on amenity, and if committee members were of the view that there would be an adverse effect, officers could ask the agent to submit revised plans as a pre-requisite for approval.

 

Following discussion, it was proposed by Councillor Le Marinel, and seconded by Councillor I Amos, that the application be approved in principle, subject to the submission of a revised plan showing amendment to side balcony to comprise an extension of the obscure glazing by extending it round the corner  for 1m and with a complete squared off side and to the conditions the report(as amended to refer to the revised plan) and to that following the submission of the revised plans to the satisfaction of the Head of Planning Services the Head of Planning Services be  authorised to determine the application.

 

PA.68

Application A - Land East of Carr End Lane, Stalmine-with-Staynall, Lancashire (20/00773/FULMAJ) pdf icon PDF 207 KB

Erection of 74 dwellings, with associated car parking, landscaping and all other associated works.

Additional documents:

Minutes:

The application was brought before committee for determination at the request of Councillor Bowen. The application site also fell within an allocated site in the Wyre Local Plan and was of strategic importance.

 

A site visit occurred to enable members to understand the proposal beyond the plans submitted and the photographs 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 updated consultation response from the Education Authority requesting a financial contribution towards primary and secondary school places; there was also an amendment to report para 9.30, as well as amendments to conditions 2, 4, 9, and 18 with revised plans having been received.

 

Letters of representation had been received from Wyre Borough Councillor for Hambleton and Stalmine Ward, Julie Robinson, and Lancashire County Councillor John Shedwick.

 

Katie Delaney, the agent, spoke in favour of the application.

The developer’s drainage consultant, Richard Nicholas, was in attendance and responded to questions from the committee.

 

Members raised significant concerns about the increased number of dwellings on the development as well as the flood risks from this, noting the lack of a detailed drainage plan. There were also concerns over the interconnectivity of the site with the other phases of the development.

 

The Head of Planning Services responded to the concerns raised by members. He told members that the application site had already been granted planning permission for 65 dwellings, which had included on-site green infrastructure (GI). The application before members included both an on-site local area of play as well as an off-site contribution.

He explained to members the issues relating to the interconnectivity of the two development sites, as there was a strip of land between them, however officers did not believe that this caused a significant issue to development.

In relation to the flood risk raised by members, the Head of Planning Services said that the developer was not under any obligation to improve the current situation, just to ensure the proposed development  did not cause more harm. Relevant authorities have powers to require that landowners repair and maintain their drainage systems should there be any issues.

 

 

Following discussion, it was proposed by Councillor Ballard, and seconded by Councillor I Amos, that the application be approved, as per officer recommendation, subject to the following conditions and a Section 106 Legal Agreement to secure education, health, travel plan, and green infrastructure contributions, and provision of 30% on site affordable housing. That the Head of Planning Services be authorised to issue the decision following the satisfactory completion of the S106 legal agreement.

 

Conditions: -

 

1.           The development must be begun before the expiration of three years beginning with the date of this permission.

               

Reason: This condition is required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and  ...  view the full minutes text for item PA.68

PA.69

Application B - Land at Norcross Lane, Thornton-Cleveleys, Lancashire, FY5 3TZ (21/01089/FULMAJ) pdf icon PDF 132 KB

Erection of 93 dwellings with associated car parking, landscaping, open space improvements and access from Norcross Lane.

Additional documents:

Minutes:

The application was brought before committee for determination at the request of Councillor Baxter. The application site also fell within an allocated site in the Wyre Local Plan and was of strategic importance.

 

A site visit occurred to enable Members to understand the proposal beyond the plans submitted and the photographs 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 included the consultation response from the Local Education Authority, in which they stated they objected to the application. It also contained amendments to conditions 2 and 23.

The Head of Planning Services addressed the committee further on the issues surrounding the sought school land contribution including noting lack in the methodology for calculating such contributions and advising that any such contribution was required to be commensurate with the level of need and fairly and reasonably related to a proposed development.

 

Wyre Borough Councillor for Victoria and Norcross Ward, Callum Baxter, spoke and asked for clarification on concerns raised by residents.

 

Graham Love, the agent, spoke in favour of the application.

 

Members asked questions on the proposed housing mix and traffic concerns in the area. They also expressed disappointment that the previous application for the site to be developed into a retail park had not gone through.

 

The Head of Planning Services responded to questions from members. He told members that Lancashire County Council as Highway Authority, were happy that the road itself and any imposed speed limits were safe for both vehicles and cycles, and had not identified any risks in terms of traffic or vehicle speed.

In terms of the housing mix, he confirmed that the percentages of housing mix identified were set out in the housing market assessment that was completed before the Local Plan had been adopted, and was a borough-wide analysis. The policy acknowledged that the mix should be assessed by a further assessment to provide an appropriate mix to meet identified housing needs and local market demand. He told members that the developer had been asked to provide an assessment and a justification for this, and officers were happy that this provided an appropriate mix of houses based on size, type and tenure.

 

Following discussion, it was proposed by Councillor Le Marinel, and seconded by Councillor I Amos, that the application be approved, as per officer recommendations, subject to receipt of a revised site plan (removing tenures) the conditions set out below, and a Section 106 legal agreement to secure on-site affordable housing (10%) and green infrastructure and financial contributions towards health care and Travel Planning. That the Head of Planning Services be authorised to issue the decision following the satisfactory completion of the Section 106 agreement.

 

Conditions: -

 

1.           The development must be begun before the expiration of three years beginning with the date of this permission.

             

Reason: This condition is required to be imposed pursuant  ...  view the full minutes text for item PA.69

PA.70

Application D - Land South of A586 and North West of Copp Lane, Great Eccleston, Lancashire (19/00860/OULMAJ) pdf icon PDF 347 KB

Outline application for the erection of up to 350 dwellings, 1 hectare of employment land, a medical centre, a school, village hall and convenience store (all matters reserved).

 

Additional documents:

Minutes:

The application was brought before the committee for a third time. It had been initially presented to the committee on the 28 April 2021, and subsequently on the 1 September 2021 to seek approval for an amended condition (Condition 4). The committee had resolved to grant outline planning permission subject to the satisfactory completion of the section 106 legal agreement.

 

The Head of Planning Services explained to members that the reason the application was before them for a third time was due to the section 106 agreement and the issues surrounding this. He told members that they were being asked to authorise a bilateral agreement and a unilateral agreement running parallel to each other, contrary to the original approval. The officers were also asking for modification to the conditions, with condition 6 requiring an amendment to ensure an internal link road from the site was secured from the main spine road to the adjacent land to the east within the allocation in accordance with the approved Masterplan, which would allow the land to the east to be served by a suitable access. There was also a need for a new condition, requiring the community hub and the provision of land for the community hall and school to be identified at an earlier stage for development.

 

He also told members that officers had received a further response from Lancashire County Council as Local Education Authority that the calculated contributions for primary and secondary places had changed, with a greater contribution having been identified, but as this was an outline application the calculation for this was to be done at a later stage. They had also identified that as the developer was not providing a contribution to the value for the school land, they were now raising an objection in this respect. The Head of Planning Services revisited the issues surrounding school land values including the considered insufficiencies in the relevant methodology and confirmed that the legislative tests were also not considered to be met in this case.

 

Following discussion, it was proposed by Councillor Le Marinel, and seconded by Councillor I Amos, that the application be approved, as per officer recommendations subject to the following conditions and a S106 Legal Agreement and s106 Unilateral Obligation 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 and unilateral obligation.

 

Conditions:-

 

 

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  ...  view the full minutes text for item PA.70

PA.71

Wyre Council Tree Preservation Order No 14 of 2021: Land at Westfield Farm, Garstang By-Pass Road, Claughton-on-Brock, PR3 0PU pdf icon PDF 2 MB

Report of the Corporate Director Environment.

Minutes:

The Corporate Director Environment submitted a report to the committee for them to consider an objection made to the making of Wyre Council Tree Preservation Order No 14 of 2021: Land at Westfield Farm, Garstang By-Pass Road, Claughton-on-Brock, PR3 0PU.

 

Following discussion, it was proposed by Councillor I Amos, and seconded by Councillor Lady D Atkins, that the Wyre Council Tree Preservation Order No 14 of 2021: Land at Westfield Farm, Garstang By-Pass Road, Claughton-on-Brock, PR3 0PU, be confirmed for the reasons set out in the report.

 

 

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