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 confirm as a correct record the minutes of the Planning Committee meeting held on 05 January 2022 (already circulated by email).

The minutes of the Planning Committee held on the 05 January 2022 were approved as a correct record.

The Schedule of Appeals lodged and decided between 13 December 2021 – 15 January 2021, is attached.

The committee noted the Schedule of Appeals lodged and decided between 13 December 2021 – 15 January 2022, as set out on pages 3-24 of the agenda pack. Any member requiring any further details or clarification on any appeal was invited to contact the relevant Case Officer.

The Head of Planning Services updated members on an appeal that had been dismissed and was included in the Schedule of Appeals due to issues surrounding provisions for financial contributions. He explained to members that the applicant, in the appeal, had not submitted a unilateral obligation to provide the required financial contributions. As the inspector had not found any issues with the appeal in regards to planning matters upon which the application had been refused, He advised members that should the applicant resubmit the application with a completed s106 obligation which contained the appropriate provisions, in the absence of altered circumstances it would be difficult for the application to be refused.

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:

Erection of 42 age-restricted specialist bungalows for people aged 55 and over (Use Class C3) with associated car parking, open space and vehicular access from Blackpool Road (re-submission of application 19/00809/FULMAJ).

The application was brought to the committee for determination as the application site fell within an allocated site in the Wyre Local Plan and was of strategic importance. The application had been before committee on the 28^th April 2021, and had been refused.

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 a revised boundary treatment layout plan, a revised brick wall and railings plan. It also contained an amendment to the wording of the recommendations, to include a request by the applicant that the infrastructure provisions be secured through a S106 planning obligation, and amendments to conditions 6, 18 and the inclusion of condition 28 on Green Infrastructure.

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

Members mentioned the following topics and issues:

·         The increase in affordable homes from the previous submission, however would have liked to have seen the full number of affordable homes provided and more spread out

·         Condition 28 on Green Infrastructure

·         Age restrictions on the bungalows and the management of this

·         Many members were happy with the subject of the development being bungalows that were immediately accessible

The Head of Planning Services responded to queries and issues brought up by the committee members. He explained to members that the age restriction of over 55s was a nationally accepted benchmark and was not unique to Wyre, and that the requirement that at least one person in the property was this age would allow for greater flexibility for the occupiers.

In response to the monitoring of the age restrictions, he explained to members that any breach of planning conditions would be enforceable. Further the age–restricting condition should inform the decisions of any prospective purchasers and occupants to deter the situation from arising. 

He also acknowledged that the developer was supplying a shortfall of 7 affordable houses against policy requirements, however the overall planning balance, of modern and accessible bungalows, weighed more in favour for a positive recommendation.

Following discussion, it was proposed by Councillor Le Marinel, and seconded by Councillor Orme, that the application be approved, as per the amended officer recommendation subject to the conditions set out below and to a S106 planning obligation to secure 6 on-site affordable dwellings, green infrastructure and financial contributions towards the Poulton Mitigation Strategy, travel plan support and health care provisions. That the Head of Planning Services be authorised to issue the decision following the completion of a satisfactory S106 planning obligation.

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  ...  view the full minutes text for item PA.61

Erection of three dwellings (following demolition of existing light industrial buildings) (resubmission of 20/00835/FUL).

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

A site visit occurred to enable members to understand the proposal beyond the plans submitted and the photographs taken by the Case Officer.

Wyre Borough Councillor for Great Eccleston Ward, Peter Cartridge, submitted a letter, writing in objection to the application.

Jake Salisbury, the agent, spoke on behalf of the applicant, in favour of the application.

Members raised questions on the following topics:

·         Flood risks on the site

·         Traffic issues with surrounding developments

·         Whether any contributions could be used by the Highways Authority to improve access in the area

The Head of Planning Services explained to members that when developments began on the A6, the County Council developed the A6 Barton to Garstang Sustainable Transport Strategy, with the intention of improving traffic flow and safety. He told members that they could ask the County Council for an update on works they had done in regards to this.

Councillor Orme asked that his unease over the access to the service station just opposite the application site, and his apprehension regarding the Highway Authority's decision on this, be minuted to record his concerns on road safety for the inhabitants of the application site and the wider public.

The Chairman recommended that members asked the Lancashire County Council Cabinet Member for Highways and Transport to visit the site to understand their concerns, as well as asking members to pass on their concerns to the parish council.

The Head of Planning Services responded to the concerns raised over flooding and traffic. He told members that on the face of it, this application would be contrary to policy; however, officers considered the visual impact of the site and the flood risk, and in comparing what could be implemented on the site versus what was already permissible, officers considered the application proposal to  be preferable. He responded to the concerns over traffic, and explained to members that the application would not be adding traffic to the area, thus the Highway Authority was not objecting to the application. According to the National Planning Policy Framework (NPPF), the committee would have to demonstrate a severe impact on highway safety to justify refusing the application for traffic/highway reasons but that a refusal on this basis was not supported by the responses from the relevant consultees.

Following discussion, it was proposed by the Chairman, Councillor Moon, seconded by the Vice Chairman, Councillor Ballard, that the application be approved, as per the officer recommendations subject to conditions as 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  ...  view the full minutes text for item PA.62