Agenda and draft minutes

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

None.

To approve as a correct record the Minutes of the meeting of the Planning Committee held on Wednesday 3 April 2024.

The minutes of the meeting of the Planning Committee held on Wednesday 3 April 2024 were confirmed as a correct record by those who were in attendance.

The Schedule of Appeals lodged and decided between 15 March 2024 – 15 April 2024, is attached.

The committee noted the Schedule of Appeals lodged and decided between 15 March 2024 and 15 April 2024. The Chair invited any Member requiring any further details or clarification on the appeal to contact the relevant case officer.

The Assistant Director of Planning and Building Control gave a verbal update in relation to Application 23/00316/FUL.

Background Papers:

In preparing the reports on this agenda the following documents have been used:

1.            The Wyre Borough Local Plan (2011-2031) (incorporating partial update of 2022)

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The Chair announced that, since the publication of the agenda, Item 5 (Application 23/01150/FULMAJ) had been withdrawn.

Change of use from residential dwelling (Class C3) to children's care home (Class C2) and provision of carparking with access to the rear.

The application was brought before members for consideration at the request of Councillor Le Marinel who cited concerns in relation to the impacts upon residential amenity.

A site visit occurred to enable members to understand the site context beyond the plans submitted and site photographs taken by the case officer.

An update sheet was published on the council’s website, the information only having become available after the original agenda was published. The committee considered the update sheet, which contained one additional representation of objection and one additional neutral letter which were acknowledged by officers.

The Planning Development Manager introduced the report. The application was for the change of use from a residential dwelling (Class C3) to a children's care home (Class C2) and provision of carparking with access to the rear. He highlighted that the site was located within the urban area within the settlement boundary. 

Sue Fletcher spoke against the application.

Councillor Livesey asked a question of the speaker.

Wyre Borough Councillor for Breck ward, Peter Le Marinel, spoke against the application.

County Councillor for Poulton-le-Fylde, Alf Clempson, spoke against the application.

The Assistant Director of Planning and Building Control responded to the questions and concerns raised during the public speaking portion of the meeting. With regard to the issue of noise, he clarified that the Environmental Health officer had no objections. In relation to the concentration of care homes and highway matters, he explained that these concerns were covered in the officer report.

The Chair ended the public speaking portion of the meeting and opened up the members’ debate.

Members raised concerns over parking, traffic and location.

Councillor Rimmer asked for clarification regarding the decision to allow two children in this terraced house.

Councillor Belshaw proposed the recommendation to approve the application but the proposal did not receive a seconder.

The Chair asked for an alternative proposal. It was proposed by Councillor Lady Atkins, and seconded by Councillor Amos, that the application be deferred to a future meeting of the committee so that officers can liaise with the applicant to give further consideration to noise mitigation and also await a response from Lancashire County Highways regarding County Councillor Alf Clempson’s comments.

It was resolved that the application be deferred so that the applicant could provide further consideration and clarification as to the impacts arising from noise on residential amenity and whether or not sound proofing is required. Also, to seek a further response from Lancashire County Highways once they had considered all of the concerns and points raised by County Councillor Alf Clempson.

Reserved matters application for appearance, layout, scale and landscaping for a residential development comprising 251 dwellings, the development of 4.68ha of land for employment (B2 and E.g(i) uses), a convenience store and a coffee shop (following outline application 14/00458/OULMAJ).

The application was brought before members for consideration at the request of Councillor Lady D Atkins.

A site visit occurred to enable members to understand the site context beyond the plans submitted and site photographs taken by the case officer.

The Planning Development Manager clarified that the section 73 approval had been issued.

An update sheet was published on the council’s website, the information only having become available after the original agenda was published. The committee considered the update sheet, which contained amendments to proposed conditions 1 and 7. Since the publication of the update sheet, the Planning Development Manager confirmed that it had been agreed with the agent that condition 4 would be reworded.

The Senior Planning Officer introduced the report. The application was for a reserved matters application for appearance, layout, scale and landscaping for a residential development comprising of 251 dwellings, the development of 4.68 hectares of land for employment, a convenience store and a coffee shop. He highlighted that the site was allocated for residential and employment development in the Wyre Local Plan.

Phil Robinson, acting as the agent, spoke in favour of the application.

Councillor Rimmer, Lady Atkins, Higgs asked questions of the speaker.

The Assistant Director of Planning and Building Control clarified that the condition regarding landscaping had been amended in the update sheet. He also explained that the construction environmental management plan was dealt with at the outline stage and could not be considered.

Councillor Livesey proposed the recommendation to approve the application to the committee, and Councillor Amos seconded the proposal. It was resolved to approve the application as per the Officers recommendation, with amendments to conditions 1, 4 and 7, subject to the conditions set out below.

Conditions: -

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 16.04.2020 including the following plans/documents:

-           Vehicle Swept Path Drg No.40066-019 REV B;

-           Commercial Plot HGV Vehicle Swept Path Drg No.40066-023-01 REV A;

-           Proposed Offices 'B' - Elevations, Floor Plans & Roof Plan Rev A

-           Proposed Unit 1 - Elevations, Floor & Roof Plan Rev A

-           Proposed Units - 2A & 2B Elevations, Floor & Roof Plan Rev A

-           Proposed Units - 3A to 3C Elevations, Floor & Roof Plan Rev A

-           Proposed Units - 3D to 3F Elevations, Floor & Roof Plan Rev A

-           Proposed Units - 4A to 4C Elevations, Floor & Roof Plan Rev A

-           Proposed Units - 4D to 4F Elevations, Floor Plans & Roof Plan Rev A

-           Foul Water Pumping Station Kiosk Details Drg No.23-034-4  

-           Surface Water Pumping Station Kiosk Details Drg No.23-034-2  

-           Commercial Detailed Layout Drg No.21-27-CDL01 Rev E

-           Detailed Layout Drg No.21-27-DL01 Rev Z 

-           Visitor Parking Drg No.21-27-VP01 Rev D

-           Refuse Layout Drg No.21-27-RL01 Rev F

-           External Storage Layout Drg No.21-27-ES01 Rev D

-           Hard Surfaces Layout 21-27-HS01 Rev G

House Types:

(Jones Homes)

-           Connaught II -  ...  view the full minutes text for item PA.79

Change of use of the former Police Station to create a mixed use retail and leisure development comprising a food/retail hall, the erection of a part single and part 2 storey rear extension (following demolition of existing garages to the rear) and inclusion of external seating area to the front (resubmission of 19/01306/FUL).

The application was brought before members for consideration at the request of Councillor Le Marinel as it was considered to be of public interest.

A site visit occurred to enable members to understand the site context beyond the plans submitted and site photographs taken by the case officer.

The Planning Development Manager introduced the report. The application was for the change of use of the former Police Station to create a mixed use retail and leisure development comprising of a food/retail hall, the erection of a part single and part 2 storey rear extension (following demolition of existing garages to the rear) and inclusion of external seating area to the front. He highlighted that the site was identified as being located within the Town Centre Boundary and was defined as a?Secondary Shopping Area within the Adopted Wyre Local Plan.

Wyre Borough Councillor for adjoining ward Breck, Peter Le Marinel, spoke in support of the application.

Councillor Fielding asked a question of the speaker.

Councillor Belshaw proposed the recommendation to approve the application to the committee, and Councillor Amos seconded the proposal. It was resolved to approve the application as per the Officers recommendation subject to the conditions set out below.

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 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 03.03.2023 including the following plans/documents:

-       Site Location Plan Drawing No 1970/EX00 received 3 March 2023

-       Proposed Ground Floor Plans Drawing No 1970 PL02 REV C received 25 May 2023

-       Proposed First Floor Plans Drawing No 1970/PL03 received 3 March 2023

-       Proposed Roof Mechanical Services Drawing No 019.127.M3 received 3 March 2023

-       Proposed Ground Floor Mechanical Services Drawing No 019.127.M2 received 3 March 2023

-       Proposed First Floor Lighting Drawing No 019.27.E2 received 3 March 2023

-       Proposed Ground Floor Lighting Drawing No 019.127.E1 received 3 March 2023

-       Proposed Elevations Drawing No 1970/PL04 REV B received 3 March 2023

-       Proposed Elevations Drawing No 1970/PL05 REVB received 3 March 2023

-       Site Set Up Drawing No D.01 received 3 March 2023

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.        The development shall be carried out strictly using those materials specified on the approved plan Drawing No 1970/PL04 REV B unless other minor variations are submitted to and approved in writing by the Local Planning Authority after the date of this permission and before implementation.

Reason: To safeguard the visual amenities of the locality and in accordance  ...  view the full minutes text for item PA.80

Erection of 1.no detached dwelling (C3) following demolition of agricultural building (part retrospective).

The application was brought before members for consideration at the request of Councillor Leigh due to the complex nature and history of the site and the proposal.

A site visit occurred to enable members to understand the site context beyond the plans submitted and site photographs taken by the case officer.

An update sheet was published on the council’s website, the information only having become available after the original agenda was published. The committee considered the update sheet, which contained an additional consultee response which was acknowledged by officers.

The Planning Development Manager introduced the report. The application was for the erection of 1 detached dwelling (C3) following the demolition of an agricultural building (part retrospective). He highlighted that the site was in the countryside, as designated through the Adopted Local Plan, and the site of a former agricultural building, which had been demolished. The site was also in Flood Zone 3 and an SSSI impact zone.

Neil Walker spoke in favour of the application.

Wyre Borough Councillor for Pilling ward, Adam Leigh, spoke in support of the application.

Kevin Hughes, acting as the applicant, spoke in favour of the application.

Councillor Catterall, Livesey, Rimmer and Lady Atkins asked questions of the speaker.

The Assistant Director of Planning and Building Control responded to the questions and concerns raised during the public speaking portion of the meeting. He clarified that building control was a separate regulatory regime for its own purposes and did not provide any planning purpose.

The Chair ended the public speaking portion of the meeting and opened up the members’ debate.

Councillor Rimmer asked for clarification regarding the decision process.

Following discussion and a proposal by Councillor Lady Atkins, seconded by Councillor Belshaw, it was resolved to refuse the application as per the Officers recommendation for the following reasons:

1.         The application site is in the countryside outside a defined settlement

boundary, which is protected for its open and rural character, and the proposal for a market dwelling has not been evidenced to meet any of the exceptions for development in the countryside set out in Policy SP4 of the Adopted Wyre Local Plan. The proposal would therefore not be needed or justified in this countryside location and would introduce an inappropriate form of development in the countryside. The development would not constitute an acceptable form of development with particular regard to its countryside location. Relevant material considerations have been considered, but do not outweigh this inappropriate development in the countryside and conflict with the development plan. This would be contrary to the NPPF, and Policies SP1 and SP4 of the Adopted Wyre Local Plan.

2.         The application site is located within the countryside outside a settlement boundary, and the development would involve the provision of development in a poorly accessible location. The site would be accessed via unlit rural roads that are subject to national speed limits and without pedestrian footpaths. Future occupants of the proposal would be heavily reliant on the use of a  ...  view the full minutes text for item PA.81

Permission in principle for the erection of one detached dwelling.

The application was brought before members for consideration at the request of Councillor Livesey to determine the suitability of the siting of the proposal and the harm it would have upon the Green Belt.

A site visit occurred to enable members to understand the site context beyond the plans submitted and site photographs taken by the case officer.

An update sheet was published on the council’s website, the information only having become available after the original agenda was published. The committee considered the update sheet, which contained additional public representations and an additional consultee response which were acknowledged by officers.

The Planning Development Manager introduced the report. The application was for the permission in principle for the erection of one detached dwelling. He highlighted that the site fell within Flood Zone 1 and the land was designated as Green Belt in the adopted Wyre Borough Local Plan.

David Carter spoke in objection to the application.

Councillor Livesey chose to speak against the application as the Wyre Borough Councillor for Stanah ward councillor, therefore he was limited to three minutes and did not take part in the debate as a member of the Planning Committee and did not vote on the item.

Wyre Borough Councillor for Stanah ward, Kenneth Minto, spoke against of the application.

Josh Hellawell, acting as the agent, spoke in favour of the application.

Councillor Rimmer asked a question of the speaker.

The Assistant Director of Planning and Building Control responded to the questions and concerns raised during the public speaking portion of the meeting. With regard to the settlement hierarchy, he clarified that they are not definitive but key context. He explained that the proposal would not amount to limited infilling within a village.

Following discussion and a proposal by Councillor Belshaw, seconded by Councillor Higgs, it was resolved to refuse the application as per the Officers recommendation for the following reason:

1.       The application site is within the Green Belt where the construction of new dwellings represents an inappropriate form of development unless very special circumstances exist, or the development represents an exception allowed under Paragraph 154 of the NPPF.  The development would fail to preserve the openness of the Green Belt and fails to meet any of the exceptions listed in Paragraph 154 of the NPPF.  It has not been demonstrated that there are any very special circumstances to outweigh the harm to the Green Belt and the application would be contrary to Policies SP1 and SP3 of the Wyre Local Plan (2011-2031) and Paragraphs 152, 153 and 154 of the NPPF.