Agenda item

18/00037/FUL

Mr M Ward.  Erection of building to form 7 apartments (following demolition of existing dwelling).  Acresfield, 9 Garstang Bypass Road, Garstang, Preston, Lancashire, PR3 1PH.

This application was before the Planning Committee at the request of Councillor Lady Atkins. Committee Members had the benefit of a site visit before the public meeting, to enable Members to understand the proposal and its setting beyond the plans submitted and the photos taken by the Case Officer.

The application was approved as per the recommendation in the report of the Head of Planning Services as updated; that planning permission be granted subject to the following conditions below:-

Conditions and Reasons: -

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 16th January 2018 including the following plans/documents:

·                 Site Location Plan

·                 129.4.03 Hardworks Layout

·                 129.4.02 Softworks Layout

·                 1452/501A Site Layout and Roof Plan (received by the Local Planning Authority on 23rd March 2018)

·                 1452/500G Floor Plans and Elevations (received by the Local Planning Authority on 5th April 2018).

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.           Building work shall not commence on the building hereby approved until full details of the materials to be used in the construction of the external surfaces of the building (including the external walls, roof, and windows) have first been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out using the approved materials.

Reason: To safeguard the visual amenities of the locality and in accordance with Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999). The details are required prior to the commencement of the development because they were not submitted with the application.

4.           Prior to the commencement of development a desk study to investigate and produce an assessment of the risk of the potential for on-site contamination shall be undertaken and submitted to and approved in writing by the Local Planning Authority. If the desk study identifies potential contamination, a detailed site investigation shall be carried out in accordance with a written methodology, which shall first have been submitted to and approved in writing by the Local Planning Authority. If remediation measures are then considered necessary, a scheme for decontamination of the site shall be submitted to, and approved by, the Local Planning Authority in writing and the approved scheme implemented prior to the development of the site. Any changes to the approved scheme must be approved in writing by the Local Planning Authority prior to any works being undertaken.

Reason: This information is required prior to commencement as the development is for a sensitive end use. The potential for contamination must therefore be addressed in order to safeguard the development in accordance with Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

5.           No part of the development hereby approved shall commence until a scheme for the construction of the off-site works of highway improvement has been submitted to, and approved by, the Local Planning Authority. The offsite highway works shall consist of the upgrading of the existing bus stops to Quality Bus Stop standards.

Reason: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway scheme/works are acceptable before work commences on site.

6.           No part of the development hereby approved shall be occupied until the approved scheme referred to in Condition 5 has been constructed and completed in accordance with the scheme details.

Reason: In order that the traffic generated by the development does not exacerbate unsatisfactory highway conditions in advance of the completion of the highway scheme/notes.

7.           No removal of or works to any hedgerows, trees or shrubs shall take place during the main bird breeding season 1st March and 31st July inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.

Reason: In order to ensure that nesting birds are not unacceptably affected, in accordance with the National Planning Policy Framework.

8.           The development hereby approved shall be implemented in full accordance with the Bat Survey submitted with the planning application [Bat Survey at Acresfield, Garstang, by Envirotech, report reference 4108] including all the mitigation measures set out in Section 9 of that report.

Reason: To ensure compliance with the Wildlife and Countryside Act 1981 and section 11 of the National Planning Policy Framework (March 2012).

9.

a) Prior to the implementation of the hard landscaping to the car parking areas and the paving to the footways, full details of the materials (including type and colour) shall be submitted to and agreed in writing by the Local Planning Authority, and the approved details shall thereafter be implemented prior to the first occupation or first use of the development, and retained and maintained as such thereafter.

b) The hard and soft landscaping works (other than the block and concrete paving to the car parking areas and footways which are subject to condition 9(a) above) as shown on plans 129.4.03 Hardworks Layout and 129.4.02 Softworks Layout, shall be carried out in accordance with the approved details prior to first occupation or first use of any part of the development (or otherwise in accordance with a programme first agreed in writing by the Local Planning Authority) and shall thereafter be retained and maintained.

Any trees or shrubs planted in accordance with this condition which are removed, uprooted, destroyed, die, or become severely damaged or seriously diseased within 5 years of planting, or any trees or shrubs planted as replacements shall be replaced within the next planting season by trees orshrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its written consent to any variation.

Reason:  To ensure the site is satisfactorily landscaped in the interests of visual amenity in accordance with the provisions of Policy SP14 of the Adopted Wyre Borough Local Plan (July 1999).

10.         The drainage for the development hereby approved, shall be carried out in accordance with principles set out in the submitted Foul & Surface Water Drainage Design Drawing C/0799-01, Rev - Dated 01/09/2017 which was prepared by Hamilton Technical Services. For the avoidance of doubt and unless otherwise agreed in writing by the Local Planning Authority, surface water must drain at the restricted rate of 5 l/s. The development shall be completed in accordance with the approved details.

Reason: To ensure a satisfactory form of development and to prevent an undue increase in surface water run-off and to reduce the risk of flooding in accordance with the National Planning Policy Framework.

Notes: -

1.           County Highways Informative: The grant of planning permission will require the applicant to enter into an appropriate Legal Agreement with the County Council as Highway Authority. The Highway Authority hereby reserves the right to provide the highway works within the highway associated with this proposal. Provision of the highway works includes design, procurement of the work by contract and supervision of the works. The applicant should be advised to contact Lancashire County Council, in the first instance, to ascertain the details of such an agreement and the information to be provided.