Agenda and 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 10 January 2024.

The minutes of the meeting of the Planning Committee held on Wednesday 10 January 2024 were confirmed as a correct record by those who were in attendance.

The Schedule of Appeals lodged and decided between 15 December 2023 – 15 January 2024, is attached.

The committee noted the Schedule of Appeals lodged and decided between 15 December 2023 and 15 January 2023. The Chair invited any Member requiring any further details or clarification on the appeal to contact the relevant case officer.

The Head of Planning and Regeneration gave a verbal update in relation to the enforcement case at 2 Breck Road.

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:

Redevelopment of site for 21 new dwellings with associated landscaping and vehicular access.

The application was brought before members for consideration at the request of Councillors Berry and Nicholls who cited concerns in relation to the proposed development being inappropriate and located within the Green Belt. Concerns were also raised about the number of dwellings for the size of the site, and the car parking being distant from the properties they served which could result in security issues.

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 and public representation which was acknowledged by officers.

The Senior Planning Officer introduced the report. The application was for the redevelopment of a site for 21 new dwellings with associated landscaping and vehicular access. He highlighted that the site had several different uses over the years and lied within the Green Belt as defined in the Wyre Local Plan 2011-2031 (WLP31).

Wyre Borough Councillor for Hardhorn with Highcross ward, Roger Berry, spoke against the application.

Richard Lawrence, acting as the applicant, spoke in favour of the application.

Councillors Preston, Rimmer, Higginson and Fielding asked questions of the speaker.

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

Councillor Higginson asked for clarification regarding brownfield and greenfield sites.

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

1.     The application site was 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 failed to meet any of the exceptions listed in Paragraph 154 of the NPPF. It had not been demonstrated that there were any very special circumstances to outweigh the harm to the Green Belt and the application would be contrary to Policy SP3 of the Wyre Local Plan and Paragraphs 152 and 154 of the NPPF. 

2.     The development would erode the sense of openness of the area of Green Belt and would introduce a more urban character within this area, which currently had a semi-rural character. The development would be unsympathetic to the appearance and layout of surrounding deployment and the layout would result in some of the dwellings being within close proximity, including windows being opposite other buildings. This would result in an unacceptable and harmful amenity impact for future occupiers and the development would not represent a high standard of design and would therefore conflict with Policy CDMP3 and guidance within Chapter 12 of the NPPF, as well as the Council's Supplementary Planning Guidance 4. 

3.     The layout did not  ...  view the full minutes text for item PA.58

Change of use from 1 dwelling (Class C3) to a children's care home (Class C2).

The application was brought before members for consideration at the request of Councillor Higginson.

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 a proposed change of use from 1 dwelling (Class C3) to a children's care home (Class C2). He highlighted that there were neighbouring residential properties to the sides and front and the application site was within Flood Zone 3.

John Baron spoke in objection to the application.

Councillors Catterall, Fielding and Higginson asked questions of the speaker.

Mark O’Neill spoke in objection to the application.

Councillor Catterall asked a question of the speaker.

Michelle Greenwood spoke in objection to the application.

Councillor Higginson asked a question of the speaker.

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

Members raised concerns over parking, size of the property, narrow driveway and no footpaths.

Councillor Higginson asked if there had been any updates from Lancashire Constabulary and the Environmental Agency. The Planning Development Manager confirmed there had been no updates.

The Head of Planning and Regeneration clarified that the first reason for refusal related to the visual amenity of the street.

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

1.    The proposed change of use would result in an intensification of activity at the site, having regard in particular to the frequency and pattern of visits by staff, and an increased demand for on-street parking. The intensification of staff movements to/from the property on a regular and frequent basis, including at unsociable times, would result in an unacceptable impact on neighbouring amenity from noise and disturbance. The intensification of vehicles associated with the development and the inadequate parking at the site would result in increased on-street parking. In this cul-de-sac setting, this would have an unacceptable impact on the visual amenity of the street, with cars parked in the street rather than off-street, which is characteristic of this road. Also, there would be unacceptable harm to the highway amenity of the street, with the potential for restricting vehicle and pedestrian movements. This would be contrary to the NPPF and Policy CDMP3 of the Adopted Wyre Local Plan.

2.    The proposal did not provide details of safe access and escape routes as part of an emergency plan for the development in relation to flooding. This would present the potential for an unacceptable risk of flooding to the harm of people. This would be contrary to Section 14 of the NPPF and the National Planning Policy Guidance 'Flood Risk and Coastal Change', and Policy CDMP2 of the Adopted Wyre Local Plan.