Agenda and minutes

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

The Chairman, Councillor Moon, declared a personal interest in application 5D as he knew the one of the directors who are contracted to do the building for this application.

Additionally, Councillor Catterall declared an interest into application 5B as she was a Great Eccleston Parish Councillor.

To confirm as a correct record the minutes of the Planning Committee meeting held on 07 April 2021 (already circulated by email).

The minutes of the Planning Committee meeting held on 7 April 2021 were approved as a correct record.

The Schedule of Appeals lodged and decided between 15 March 2021 – 15 April 2021, is attached.

The Committee noted the Schedule of Appeals lodged and decided between

15 March 2021 – 15 April 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.

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:

Two storey side extension, single storey rear extension and new roof to existing rear extension.

The application was brought to committee for determination at the request of Councillor Baxter.

Due to the lifting of the Covid-19 Government lockdown restrictions, a site visit took place, in groups of six, to enable councillors to understand the proposal beyond the plans submitted and the photos taken by the Case Officer.

Councillor Baxter, Wyre Councillor for Victoria and Norcross Ward, addressed the committee.

Following debate, it was proposed by Councillor Moon, seconded by Councillor Orme, and a decision was taken that the application be approved, as per the recommendation but with the additional condition (6) imposed by the Committee, under the provisions of the Town and Country Planning Act 1990, subject to the conditions 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 22.01.2021 including the following plans/documents:

•           Site Location Plan as received 22.01.2021

•           Revised Proposed Site Plan and Elevation Plans as received 09.04.2021 - drawing number 428-03 REV B

•           Revised Proposed Floor Plans as received 09.04.2021 - drawing number 428-02 REV B

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 (428-03 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 with Policy CDMP3 of the Wyre Local Plan (2011-31).

4.         The development hereby permitted shall be carried out in accordance with the approved Flood Risk Assessment (FRA) including the mitigation measures detailed within the FRA. The mitigation measures shall be fully implemented prior to first occupation of the development or subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be approved in writing by the Local Planning Authority.

Reason: To reduce the risk of flooding to the proposed development and future occupants in accordance with Policy CDMP2 of the Wyre Local Plan (2011-31) and the National Planning Policy Framework.

5.         Prior to the first occupation or use of the development hereby approved, the first floor window in the rear elevation serving the bathroom shall be:

i)          obscure glazed at a scale of 5 (where 1 is hardly obscured and 5 is totally obscured), and

ii)         non-opening unless the parts of the window which can be opened are  ...  view the full minutes text for item PA.54

Erection of 70 dwelling houses and associated infrastructure with new access off A6 Preston Lancaster New Road.

This application was before the Committee for determination for a second time after being deferred at the 7 April 2021 Planning Committee meeting. The Committee deferred the application to encourage further consideration of highway safety impacts and mitigation measures, to be discussed between the applicant and Lancashire County Highways, with specific reference to crossing the A6 opposite the site in particular the type and location of the crossing and the potential use of guard railings.

As the Committee had visited the site previously a site visit did not take place on this occasion. Nevertheless, site photos and plans were displayed by the Development Manager to familiarise members of the site and its surroundings.

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 updated information about the access to the site and a revised Highway Works Plan, therefore, conditions 2 and 7 had been amended.

Alexis De Pol, the agent of the applicant, spoke in support.

Mark Edwards, the applicant’s highways consultant, addressed members in support of the application.

Councillor Stirzaker joined the meeting during the discussions of item 5A, therefore, she was unable to vote.

Members of the committee raised a number of concerns over the visibility of the pedestrian refuge and the speed limit of this particular section of the A6, in particular members expressed the need for Lancashire County Council Highways to reduce the speed limit to 40 mph.

It was proposed by Councillor Ballard and seconded by Councillor I Amos, and a decision was taken that the application be approved, in accordance with the recommendation, under the provisions of the Town and Country Planning Act 1990, subject to the following conditions and the changes to conditions 2 and 7 as reported on the update sheet and a S106 legal agreement to secure on-site affordable housing (30%) and green infrastructure and financial contributions towards the A6 Highway Strategy and health care. That the Head of Planning Services be authorised to issue the decision following the satisfactory completion of the S106 agreement. It was also agreed that the Head of Planning Services would write to the local highway authority to ask them to consider the following matters concerning the development:

1. the use of natural stones/rocks instead of concrete for the disruptive paving.

2. the use of taller lighting infrastructure on the pedestrian refuge island similar to that used nearby.

3. the reduction in the speed limit along that stretch of the A6 to 40mph.

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  ...  view the full minutes text for item PA.55

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).

This application was before members for determination due to the strategic significance of the development and the proposed delivery of infrastructure requirements and it formed part of a mixed-use site allocation for housing and employment.

A site visit took place, in groups of six, to enable councillors 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 to the Great Eccleston Masterplan, a revised indicative Education Contribution Assessment from Lancashire County Council, a clarification in Section 9 of the report and amendments to conditions 3, 5, 6 and 10.

Members of the Committee addressed concerns over the proposed north-south spine road, the replacement of existing trees, the capacity of the medical centre and the speed limit of Copp Lane, in particular a request for the enforcement of a 30 mph limit.

Following deliberations, it was proposed by Councillor Le Marinel, seconded by Councillor I Amos, and a decision was taken that the application be approved, as per the recommendation, under the provisions of the Town and Country Planning Act 1990, subject to the following conditions and the amended conditions 3, 5, 6, and 10  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. It was also agreed that the Head of Planning Services would write to the local highway authority to ask them to consider reducing the speed limit along that stretch of Copp Lane from the school to the village to 30mph, and to write to Highways England to request that they consider works to improve the two junctions between the A585 and Thistleton Road and between the A585 and the B5269 to Thistleton.

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 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  ...  view the full minutes text for item PA.56

Outline application for the demolition of existing dwelling and erection of 33 apartments for over 55's, including ancillary accommodation and parking with details of access, appearance, layout and scale included.

This application was before Members of the Planning Committee for determination at the request of Councillor Minto.

A site visit took place, in groups of six, to enable councillors 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 two additional representations, updated plans from the application’s agent and updated conditions.

Councillor Ken Minto, Wyre Councillor for Stanah, spoke in objection of the application.

The applicant’s agent, Joseph Boniface, spoke in support of the application.

Members raised some concerns, particularly over the inadequacy of vehicle parking and the impact of the size of the proposal on the character of the area.

It was proposed by Councillor Orme, seconded by Councillor D Walmsley and a decision was made that the application be refused (contrary of Officer’s recommendations), under the provisions of Town and County Planning Act 1990, on the following grounds:

1. The proposal would fail to provide adequate on-site parking, which would result in vehicles parking on and obstructing the highway, causing problems with road safety and the safe movement of all highway users on Hillylaid Road which is a bus route. Therefore, the proposal would be contrary to policies SP2 and CDMP6 of the Wyre Local Plan (2011-31) and the NPPF.

2. The proposal, by reason of the scale and massing of the building, would be out of keeping with the streetscene character of the area. Therefore, the proposal would be contrary to policies SP2 and CDMP3 of the Wyre Local Plan (2011-31) and the NPPF.

The erection of 42 bungalows for people aged 55 and over (Use Class C3) with associated car parking, public open space and vehicular access from Blackpool Road.

The application was before the Planning Committee for determination as the site fell within an allocated site in the Wyre Local Plan and it is of strategic importance.

A site visit took place, in groups of six, to enable councillors 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 included an update on Infrastructure Provision, an update on the reason for refusal, the applicant’s submission of a Unilateral Undertaking and Officer’s response to a letter submitted by the agent.

Christopher Young, the applicant’s representative, spoke in support of the application.

Following discussions, it was proposed by Councillor Moon, seconded by Councillor Orme, and a decision was taken that the application be refused under the provisions of Town and County Planning Act 1990, in accordance with the recommendation, with removal of the second refusal reason and amendment to the first refusal reason as reported on the update sheet. First refusal reason also subject to further amendment reported verbally to committee prior to vote as follows:

1.    The proposal would involve the provision of 42 bungalow units for people aged 55 and over, thereby impacting on existing social infrastructure. Policy SP7 of the Adopted Local Plan requires proposals to mitigate any adverse impacts of a development on existing infrastructure, by making a financial contribution where this is deemed necessary. Where appropriate, developments may be required to incorporate new infrastructure on site. In this instance the development is required to make 30% affordable housing provision (or off-site contributions in lieu of on-site provision). The Council disagrees with the applicant's position and considers that some affordable housing could be provided whilst still making the development viable. The significant harm caused by the development in failing to provide affordable housing in accordance with Policy HP3 of the Wyre Local Plan (2011-31) would outweigh any benefits to the development. Therefore the proposal would form an unsustainable development contrary to policies SP2, SP6, SP7, SP8 and HP3 of the Wyre Local Plan (2011-31), the approved Blackpool Road Masterplan and the NPPF.