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Agenda and minutes

Venue: in the Council Chamber - Civic Centre and via WebEx.

Contact: Emma Keany  Democratic Services Officer

Link: View the link

Items
No. Item

PA.8

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.9

Confirmation of minutes

To confirm as a correct record the minutes of the Planning Committee meeting held on 07 October 2020 (already circulated by email).

Minutes:

The minutes of the Planning Committee meeting held on 7 October 2020 were approved as a correct record.

PA.10

Appeals pdf icon PDF 91 KB

The Schedule of Appeals lodged and decided between 14 September 2020 – 14 October 2020, is attached.

Additional documents:

Minutes:

The committee noted the Schedule of Appeals lodged and decided between 14 September 2020 – 14 October 2020 as set out on pages 3 - 8 of the agenda.  Any Member requiring any further details or clarification on any appeal should contact the relevant Case Officer.

 

PA.11

Planning applications pdf icon PDF 3 MB

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 Head of Planning Services submitted four reports to be considered, which the committee agreed to hear.

 

PA.12

Application B- Garstang Business and Community Centre, 96 High Street, Garstang, PR3 1EB (20/00618/FULMAJ) pdf icon PDF 161 KB

Erection of 3 storey building to provide approx. 932 sqm (gross) of retail floor space (Class A1) and 23 residential apartments with associated new car parking.

 

Additional documents:

Minutes:

The application was brought before the Planning Committee for consideration at the request of Councillor Lady Atkins and as the Planning Committee had previously considered applications at the site.

 

A site visit took place 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 additional information and suggested that an additional condition be imposed.

 

The applicant, Eian Bailey, addressed the meeting and responded to questions from members of the committee.

 

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 but with the additional condition 27 as per the update sheet) under the provisions of the Town and Country Planning Act 1990, subject to a s106 agreement to secure financial contributions towards affordable housing, green infrastructure, local education, health care, sustainable travel and highway improvements and to secure public access to Memorial Garden, subject to the conditions set out below. The Head of Planning Services was authorised to issue the decision upon the satisfactory completion of the s106 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 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 08.07.2020 including the following plans/documents:

             

·                         Drawing No. KW/HSG/LP/01 - Location Plan

·                         Drawing No. KW/HSG/E/01 - Elevations

·                         Drawing No. KW/HSG/E/02 Rev C - NW and SE Elevations as Proposed

·                         Drawing No. KW/HSG/E/03 Rev C - NE and SW Elevations as Proposed

·                         Drawing No. KW/HSG/E/04 Rev C - South West True Elevation as Proposed

·                         Drawing No. KW/HSG/PD/02 - Ground Floor Demise Plan

·                         Drawing No. KW/HSG/FP/02 Rev B - First floor fire plan as proposed (showing proposed first floor layout)

·                         Drawing No. KW/HSG/PFP/02 Rev G - Proposed Second Floor and Roof Plan

·                         Drawing No. KW/HSG/SC/01 - Section A-A and B-B

·                         Drawing No. KW/HSG/SC/02 Rev B - Section C-C, D-D and E-E

 

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 plans (Drawing no.s KW/HSG/E/02 Rev C, KW/HSG/E/03 Rev C, and KW/HSG/E/04 Rev C) 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  ...  view the full minutes text for item PA.12

PA.13

Application A- Land to the North And South Of School Lane, Forton, Preston, Lancashire (18/00469/OULMAJ) pdf icon PDF 224 KB

Outline application for the erection of up to 195 dwellings, 1ha of employment, community centre and shop (Use Class A1) and associated infrastructure (following demolition of existing agricultural buildings) with access off School Lane applied for as a detailed matter (all other matters reserved).

Additional documents:

Minutes:

The application was brought before the Planning Committee for consideration as the application site formed an allocated site in the Wyre Local Plan and was of strategic importance. 

 

A site visit took place 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 suggested amendments to conditions 2, 23 and 25.  An additional representation from the Forton Parish Council was read to the Committee which clarified an earlier concern they had raised concerned with the positioning of the access point proposed to the southern parcel. The Planning Development Manager commented and confirmed that it did not change the recommendation. 

 

Councillor Leech (Wyre Borough Councillor for Wyresdale) spoke objecting to the application.

 

The applicant, Matthew Symonds, addressed the committee and responded to questions from councillors.

 

It was proposed by Councillor I Amos, seconded by Councillor Le Marinel and a decision was taken that the application be approved (as per the recommendation but with amended conditions 3, 23 and 25, as per the update sheet) under the provisions of the Town and Country Planning Act 1990, subject to the conditions set out below and subject to a s106 agreement to secure on-site Affordable Housing and Green Infrastructure provision: financial contributions towards, green infrastructure, local education, health care, sustainable travel and highway improvements and community hall infrastructure and demolition of the buildings associated with Forton Bank Farm and all agricultural activities associated with the Farm to cease and that the Head of Planning Services was authorised to issue the decision upon the satisfactory completion of the s106 agreement:

 

Conditions

 

1.           In the case of any reserved matter, namely 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 10/05/2018 including the following plans/documents:

             

·                         Proposed access arrangement Drawing Number 2125-F01 Rev C

·                         Proposed junction improvements to A6/School Lane Drawing Number 2125-F02 Rev J

·                         Location Plan Drawing Number 001

             

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  ...  view the full minutes text for item PA.13

PA.14

Application C- Brickhouse Cottages, Brickhouse Lane, Hambleton, FY6 9BG (20/00411/FUL) pdf icon PDF 129 KB

Application (retrospective) for the erection of a two-storey building comprising of visitors centre, café/restaurant and hydrotherapy pool.

 

Additional documents:

Minutes:

The application was brought before Members of the Planning Committee for determination at the request of Councillor Robinson.

 

A site visit took place 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 and made available at the meeting, this information only having become available after the original agenda was published. The committee considered the update sheet, which contained additional information, none of which, it was suggested, presented any new material planning considerations which would warrant a change in the recommendation in the original report.

 

Mrs Phelham, a member of the public, spoke objecting to the application.

 

Councillor Robinson (Wyre Borough Councillor for Hambleton and Stalmine) spoke against the application.

 

The applicant, Vicki Murray, addressed the committee.

 

The Committee discussed additional concerns regarding the impact of traffic on the amenity of residents of neighbouring properties along Brickhouse Lane and other users of Brickhouse Lane.

 

After consideration, it was proposed by Councillor Moon, seconded by Councillor Ballard, that the application be refused under the provisions of the Town and Country Planning Act 1990, as per the recommendation with one additional reason for refusal, which was agreed by the committee, as set out below:

 

1.           The proposed development would result in the creation of a stand-alone business in an area of countryside as designated in the adopted Wyre Local Plan (2011-2031). It does not constitute either an expansion of an existing business or diversification of an agricultural business and therefore amounts to unjustified development in the countryside. Furthermore the proposed development is located in an unsustainable location and not well-related to the nearest settlement of Hambleton. As such it is therefore considered contrary to Policies SP2, SP4 and EP8 of the adopted Wyre Local Plan (2011-2031).

 

 2.          The proposal is for a main town centre use capable of functioning as an independent planning unit, and therefore requires a sequential test to demonstrate that there are no sequentially preferable sites available for the development in a defined centre. The sequential test provided with the application is insufficient on the basis of the lack of adequate justification for the size of building proposed. This would therefore be contrary to Section 7 of the NPPF and Policy EP5 of the Adopted Wyre Local Plan.

 

 3.          The proposed development lies within Flood Zone 3 and therefore it is required to be demonstrated that the proposal cannot be located at a site less vulnerable to flooding. The submitted sequential test has failed to provide sufficient evidence to show that there are no reasonably available sites appropriate for the proposed development in areas with a lower probability of flooding. This position is further supported by the lack of adequate justification for the size of building proposed. As such this would not steer development to areas with the lowest probability of flooding, thereby increasing the number of people and properties at risk of flooding and failing  ...  view the full minutes text for item PA.14

PA.15

Application D- Bolanja, 45 Pilling Lane, Preesall, FY6 0EX (20/00793/FUL) pdf icon PDF 91 KB

Retrospective application for the retention of a detached garden room.

 

Additional documents:

Minutes:

The application was brought before the Planning Committee for consideration at the request of Councillor Orme.

 

A site visit took place to enable councillors to understand the proposal beyond the plans submitted and the photos taken by the Case Officer.

 

Following discussion, it was proposed by Councillor Moon, seconded by Councillor Le Marinel 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 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 26.08.2020 including the following plans/documents:

             

·                         Site Location Plan as received 27.08.2020

·                         Site Plan as received 27.08.2020 - drawing number ML/PS/5296

·                         Proposed Floor Plan and received 26.08.2020

·                         Proposed Elevation as received 26.08.2020

             

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 application form (walls) and in the email received from the agent dated 13/10/2020 (roof) 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) (received 27.08.2020) 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.           The development hereby permitted shall be used for purposes incidental or ancillary to the residential use of the dwelling house known as Bolanja, 45 Pilling Lane, Preesall and for no other purpose.

             

Reason: The use of the building as a separate dwelling house would require further consideration in accordance with Policies CDMP3 and SP4 of the Wyre Local Plan (2011-31)

 

 

 

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