Agenda item

Change of use of former Police Station to create a mixed use retail and leisure development comprising a food/retail hall, the erection of a part single and part 2 storey rear extension (following demolition of existing garages to the rear) and inclusion of external seating area to the front.

The application was brought before Members of the Planning Committee for determination as the application was deemed to be of public interest.

 

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 removed condition 11.

 

Deborah Smith (Agent to the applicant) spoke in favour of the application.

 

It was proposed by Councillor Moon, seconded by Councillor Ballard 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, 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 Application received by the Local Planning Authority on 08/01/2020 including the following plans/documents:

           

·                     Location Plan 1970/Ex00 Rev C

·                     Proposed Site Plan1970/PL02 Rev C

·                     Proposed Floor Plans - Ground 1970/PL02 Rev B

·                     Proposed Floor Plans - First 1970/PL03/ Rev B

·                     Proposed Elevations / Sections 1 of 2 1970/PL04 Rev B

·                     Proposed Elevations / Sections 2 of 2 1970/PL05 Rev B

·                     Proposed Lighting - Ground floor019.127.E1 Rev PL1

·                     Proposed Lighting - First Floor 019.127.E2 Rev PL1

·                     Proposed Mechanical Services - Ground Floor019.127.M1 Rev P2

·                     Proposed Mechanical Services - First Floor019.127.M2 Rev P2

·                     Proposed Mechanical Services - Roof019.127.M3 Rev P2

           

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.         No development above ground level shall be commenced until details of the materials and external finishes 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 CDMP3 of the Wyre Local Plan (2011-31).

 

4.         Prior to the commencement of development, including any demolition works, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall include and specify the provision to be made for the following:

           

(a)        dust and dirt mitigation measures during the demolition / construction period; complaint management and arrangements for liaison with the Council's Environmental Protection Team

           

(b)        control of noise and vibration emanating from the site during the demolition / construction period; complaint management and arrangements for liaison with the Council's Environmental Protection Team

           

(c)        hours and days of demolition / construction work for the development expected to be 8.00-18.00, Monday to Friday, 08.00-13.00 on Saturday with no working on Sunday and Bank / Public Holidays

           

(d)        contractors' compounds and other storage arrangements

           

(e)        provision for all site operatives, visitors and construction loading, off-loading, parking and turning within the site during the demolition / construction period

           

(f)         arrangements during the demolition / construction period to minimise the deposit of mud and other similar debris on the adjacent highways (e.g. wheel washing facilities)

           

(g)        the routeing of construction traffic and measures to ensure that drivers use these routes as far as is practicable

           

(h)        external lighting of the site during the demolition / construction period

           

(i)         erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate

           

(j)         recycling / disposing of waste resulting from demolition / construction work

           

The construction of the development including any demolition works shall be carried out in accordance with the approved CEMP.

           

Reason: Such details were not submitted with the application and need to be in place throughout the demolition / construction period in the interests of the amenities of surrounding residents, to maintain the operation and safety of the local highway network, to minimise the risk of pollution and to safeguard the character and appearance of the area in accordance with Policy CDMP1 of the Wyre Local Plan (2011-31).

 

5.         There shall be no deliveries or collections of goods to or from the use hereby permitted outside the hours of 07:00 - 10:00hrs and 16:00 - 21:00hrs on Monday to Sundays.

           

Reason: In the interests of the amenity of occupiers of neighbouring and nearby residential properties in accordance with the provisions of Policy CDMP1 of the Wyre Local Plan (2011-2031).

           

6.         The premises shall not be open to customers or members of the public outside the hours of 09:00 - 23:00 hrs Monday to Sunday.

           

Reason: In the interests of the amenity of occupiers of neighbouring and nearby residential properties in accordance with Policy CDMP1 of the Wyre Local Plan (2011-31).

 

7.         No development, site clearance/preparation, or demolition shall commence until the applicant or their agent or successors in title has secured the implementation of a phased programme of archaeological work in accordance with a written scheme of investigation, which shall be submitted to, and approved in writing by, the local planning authority. These works shall be undertaken by an appropriately qualified and experienced professional archaeological contractor and comply with the standards and guidance set out by the Chartered Institute for Archaeologists (CIfA). The development shall be carried out in accordance with the agreed details.

           

The programme of work should include:

           

a)         An archaeological building recording of the former police station buildings

b)         An archaeological watching brief on any engineering evaluation test pits excavated on the site

           

c)         An appropriate archaeological response to the site based on the results of b) and the overall significance of the site in terms of its location within the medieval core of Poulton-le-Fylde

           

Reason: To ensure and safeguard the recording and inspection of matters of archaeological/historical importance associated with the site in accordance with Policy CDMP5 of the Wyre Local Plan (2011-31) and section 16 of the NPPF.

 

8.         Prior to first use / first occupation of the development hereby approved, the noise mitigation measures set out in the supporting Noise Assessment (Red Acoustics R1189-REP01-JR - Section 7) submitted with the application shall be implemented. The approved noise mitigation measures shall thereafter be retained and maintained.

           

Reason: To ensure there is no adverse effect on the health and quality of life of future occupants and to avoid an unacceptable impact on residential amenity by virtue of noise in accordance with Policy CDMP1 of the Wyre Local Plan (2011-31).

 

9.         Prior to first use / first occupation of the development hereby approved, the odour mitigation measures set out in the supporting Odour Assessment (Miller Goodall report number 102234 - Section 8 and 9) submitted with the application shall be implemented. The approved odour mitigation measures shall thereafter be retained and maintained.

           

Reason: To ensure there is no adverse effect on the health and quality of life of future occupants and to avoid an unacceptable impact on residential amenity by virtue of odour in accordance with Policy CDMP1 of the Wyre Local Plan (2011-31).

 

10.       A watching brief shall be undertaken during the course of the development works.  The watching brief shall be undertaken by a suitably qualified person, with any significant contamination discovered reported immediately to the Local Planning Authority. The findings of the watching brief shall be reported in writing and submitted to and approved in writing by the Local Planning Authority prior to first occupation of the development.

           

Reason: In order to safeguard human health and the environment against potential contamination and in accordance with Policy CDMP1 of the Wyre Local Plan (2011-31).

           

 

11.       Notwithstanding the details indicated on the approved plans and supporting documents, the following details shall be submitted to, and approved in writing by, the Local Planning Authority prior to their installation / presentation to the highway:

           

·                     Full details including external finishes of the proposed canopies/awnings and housing boxes (including details of fixtures and fittings); and

·                     Full details including external finishes of street furniture including tables, chairs and any partition screens

           

The development shall be carried out in accordance with the approved details. Only the approved details shall be subsequently used in the event of any repair or replacement.

           

Reason: In the interest of visual amenity of the area, and the appearance and character of the building in accordance with Policies CDMP3 and CDMP5 of the Wyre Local Plan (2011-31).

           

12.       The premises shall be used for the purposes identified on the approved floor plans (Drawing Numbers 1970/PL02 Rev B & 1970/PL03 Rev B), namely for A3 café and restaurant use as well as A1 retail use in the ground floor retail unit indicated at the front of the food hall and D1 leisure and assembly use in the ground floor police cell being retained as a leisure attraction, and for no other purpose.

           

Reason:  To ensure that the mix of uses makes a positive contribution to the vitality and viability of the Primary Shopping Area of Poulton-le-Fylde town centre and in the interests of neighbouring residential amenity in accordance with Policies EP6 and CDMP1 of the Wyre Local Plan (2011-2031)

 

Notes: -

 

1.         It is an offence to disturb, harm or kill any species specifically protected under the Wildlife and Countryside Act 1981. In the event of any such species being unexpectedly encountered before and during site clearance or development work, then work shall stop immediately until specialist advice has been sought from a suitably qualified Ecologist regarding the need for additional survey(s), a license from Natural England and/or the implementation of necessary mitigation measures.

 

2.         Notwithstanding any permission granted under the Planning Acts, no signs, devices or other apparatus may be erected within the limits of the highway without the expressed approval of the County Highway Authority. The applicant is requested to apply for a s178 licence, and any other license which may be deemed necessary by the local highway authority, before the seating area and awning is fitted and first used. The applicant is requested to email highways@lancashire.gov.uk.

 

3.         This permission does not relate to the display of any advertisements which may require consent under the Town and Country Planning (Control of Advertisements) Regulations 1989.