Agenda item

Reserved matters application for access off Preston Road together with matters of appearance, scale, layout and landscaping for the erection of 30 dwellings following outline approval 19/00348/OUTMAJ.

Items 7B and 7C were debated together as they were applications relating to one development on two adjoining sites, however, voted on separately.

 

The application was brought before the Planning Committee for consideration having been deferred by the Committee on 2 December 2020 due to concerns over the two storey properties on the western boundary adjacent to St. Peter’s C of E School and for clarifications.

 

The application was brought back before the Committee following the receipt of amended plans.

 

As the Committee had visited the site previously and due to the current COVID-19 Government restrictions a site visit did not take place on this occasion. However, site photos and plans were displayed by the Development Manager to familiarise Members of the site and its surroundings.

 

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 included additional representations of objection to the application.

 

It was explained to the Committee that since the publication of the update sheet, there had been a further three additional representations received from residents of Inskip. A summary of these objections were: the visual impact of the development, safeguarding issues in relation with the adjacent school, the impact of pollution from the development, the over-development of Inskip and highway concerns around access points. The Planning Development Manager confirmed to Members that these issues had been raised earlier by other objectors, therefore, they had already been covered in the report. Concerning pollution and the over-development of Inskip, she explained that they were matters that would have been considered in the outline application and when the site was being considered for allocation through the Local Plan process.

 

Additionally, the Planning Development Manager summarised a further update from the agent, which included a response to concerns over the visual impact and the layout of the development affecting the safeguarding of the school. She explained that the agent had submitted aerial photographs of other dwellings that overlook schools in Wyre. This update also addressed challenges including viability issues regarding revising the layout plans further to address the concerns; and explained that the agent had provided a summary of the dialogue between him and a representative of the Parish Council.

 

Mr Jonathan Palmer, a member of the public, spoke in objection to the application.

 

Phil James, Parish Councillor for Inskip, spoke against the application.

 

Matthew Salter, County Councillor for Wyre Rural Central, spoke against the application.

 

The agent, Alexis De Pol, spoke in support of the application.

 

Councillor R Amos left the meeting during this item.

 

Following debate, 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 Planning Act 1990, subject to the conditions below:

 

Conditions

 

1.         (i) No dwelling hereby approved shall be occupied unless and until the area of land the subject of planning permission ref: 20/00381/FUL has been enclosed on the eastern, southern and western boundaries in order to be separated from the wider agricultural land and left with an open northern boundary so that it is encompassed within the residential development site hereby approved;

           

(ii) No more than 19 dwellings hereby approved shall be occupied unless and until, all of the green infrastructure and associated operational development / works approved under planning permission ref: 20/00381/FUL have been completed in full and made available for use.

           

Reason: To ensure that the necessary green infrastructure required to support this development is provided in a timely manner in accordance with Policy HP9 of the Adopted Wyre Local Plan 2011-2031.

 

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 05.05.2020 including the following plans/documents:

           

•           Drawing No. 100 Rev D (Location Plan)

•           Drawing No. 104 Rev M (Site Plan proposed 1_500) received 08.12.2020

•           Drawing No. 105 Rev M (Site Plan Proposed) received 08.12.2020

•           Drawing No. 116 (Single Garage Plan and Elevations)

•           Drawing No. 117 (Double Garage Plan and Elevations)

•           Drawing No. 116 Rev A - 3B6P House Plans and Elevations (Bradshaw Type 2)

•           Drawing No. 125 - 2B4P House Plans and Elevations (Artle Type 1)

•           Drawing No 127 Rev A - 3-Bed House Plans and Elevations (Eagley Type 2 - BR+r - Mid-Terrace)

•           Drawing No. 128 Rev A 3-Bed House Plans and Elevations (Eagley Type 2 - BR+r)

•           Drawing No. 130 Rev 1 - 2B4P Bungalow Plans and Elevations (Mearley Type 1 -BR+r) received 6.11.2020

•           Drawing No. 135 Rev A - 4B7P House Plans and Elevations (Pendle Type 1)

•           Drawing No. 146 Rev A - 3B5P Bungalow Plans and Elevations (Grizedale Type 3)

•           Drawing No. 150 Rev A - 4B6P House Plans and Elevations (Sabden Type 2)

•           Drawing No. 154 Rev A - 3B5P House Plans and Elevations (Irwell Type 2)

•           Drawing No. 162 Rev A - Lostock Type 1 - BR 4-Bed House and Elevations received 17.12.2020

•           Drawing No. 177 Rev A - 4B7P House Plans and Elevations (Pendle Type 2)

•           Drawing No. 192 Rev A - 5-Bed House Plans and Elevations (Whitewell Type 1-BR) received 17.12.2020

 

•           Drawing No. 001704 JPL ZZ XX DR D 2001 Rev P12 Proposed Access Road and General Arrangement received 17.12.2020

•           Drawing No. 001704 JPL ZZ XX DR D 4801 Rev C02 Swept Path Analysis received 17.12.2020

•           Drawing No. 115 Rev D Site Levels Drawing received 17.12.2020

           

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 approved document titled 'Materials Tracker by btp Architects, Project Name Preston Road Inskip, Job No. 3548 Dated 17.12.2020 Revision D', received 17.12.2020, 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.

           

For the avoidance of doubt all walls and roofing to garages, and boundary walls, shall be constructed of materials to match those used on the associated host dwelling to which the garages and boundary treatments serve.

             

Reason: To safeguard the visual amenities of the locality and in accordance with Policy CDMP3 of the Wyre Local Plan (2011-31).

 

4.         The boundary treatments shown on plan No. 109 Rev H (Boundary Plan and Details) received 17.12.2020 shall be installed before the associated dwelling(s) hereby approved are first occupied and shall thereafter be retained and maintained.

           

Reason: For the avoidance of doubt and in the interests of residential amenity to secure private curtilage and in the interests of the appearance of the site and locality in accordance with Policy CDMP3 of the Adopted Wyre Borough Local Plan 2011-2031 (WLP31).

 

5.         Prior to first occupation of any dwelling hereby approved the off-site works of highway improvement [namely, new site access] shall be provided, unless an alternative timetable for implementation is submitted to and approved in writing by the Local Planning Authority, in which case the site access shall be provided in accordance with any alternative approved timetable for implementation.

           

Reason: In order to ensure the timely delivery of the necessary highway works in the interests of highway safety in accordance with Policy CDMP6 of the Wyre Local Plan (2011-31).

 

6.         a) Prior to the first occupation of any dwelling, the proposed arrangements for future management and maintenance of the roads/ footways/ cycleways within the development shall be submitted to, and approved in writing by, the Local Planning Authority. These details shall include a plan showing areas of highway proposed for adoption by the Local Highway Authority and any areas proposed for private management.

           

(b)       Should the plan required by (a) show that any highway within the estate would be privately managed, details of a Road Management Plan to detail how those sections of highway would be maintained in perpetuity, such as a private management and maintenance company to be established if applicable, shall be submitted to and approved in writing by the Local Planning Authority. The highway shall thereafter be maintained in accordance with the approved management and maintenance details or until such time as an agreement has been entered into under section 38 of the Highways Act 1980.

           

(c)       Should the plan required by (a) show that any highway within the estate would be proposed for adoption by the Local Highway Authority, those roads/ footways/ cycleways shall be made up to, and retained thereafter to, the Local Highway Authority's Adoptable Standards. 

           

Reason:  To ensure that all highways, footways and cycleways will be maintained to a sufficient standard by either the Local Highway Authority or by a site management company in accordance with Policy CDMP6 of the Wyre Local Plan (2011-31).

           

7.         (a) The new estate road for the development shall be constructed in accordance with the Lancashire County Council Specification for Construction of Estate Roads to at least base course level up to the entrance of the site compound before any other development takes place within the site, and shall be further extended before any other development commences fronting the new access road.

           

(b)       No dwelling hereby approved shall be first occupied until the new estate road(s) affording access to those dwelling(s) has been constructed in accordance with the Lancashire County Council Specification for Construction of Estate Roads to at least base course level.

           

(c)       In the event that the new estate road is not proposed for adoption by the Local Highway Authority then details of their road construction (surface materials and depth) and highway infrastructure (footways, street lighting, drainage) shall be submitted to, and approved in writing by, the Local Planning Authority. No dwelling hereby approved shall be first occupied until the new estate road(s) affording access to that dwelling has been constructed in accordance with the approved details.

           

Reason: To ensure that satisfactory access is provided to the development site, that the road surfaces are visually acceptable, that the private roads are of sufficiently adequate construction to support any loading applied to them to enable effective waste management and emergency services access, and that the necessary infrastructure is provided in the interests of highway safety in accordance with Policies CDMP3 and CDMP6 of the Wyre Local Plan (2011-31).

 

8.         Notwithstanding the definition of development as set out under section 55 of the Town and Country Planning Act 1990 (as amended) and the provisions of Parts 1 and 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order with or without modification);

           

(i)        no works shall take place that would preclude the use of the driveways hereby approved for the parking of cars; and

           

(ii)        no hard boundary treatments (fences, walls, pillars, gates, or railings) shall be erected forward of a property elevation facing a road other than those shown on submitted plan No. 109 Rev H (Boundary Plan and Details) received 17.12.2020; and

           

(iii)       no areas of soft landscaping to the front of properties shall be removed to make provision for additional car-parking, without planning permission being granted by the local planning authority.

           

Reason: To ensure that the Local Planning Authority has control over any future development in order to ensure the estate retains its open plan character in the interests of residential and visual amenity in accordance with the provisions of Section 12 of the NPPF and Policy CDMP3 of the Wyre Borough Local Plan 2011-2031 (WLP31).

 

9.         The development hereby approved shall not be first occupied or brought into use until the parking / turning area(s) shown on the approved plan Drawing No. 105 Rev M received 17.12.2020 has been laid out, surfaced and drained. The parking / turning area(s) shall not thereafter be used for any purpose other than for the parking and manoeuvring of vehicles.

           

Reason: To ensure that adequate off road parking is provided to serve the development in the interests of highway safety and in accordance with the provisions of Policy CDMP6 of the Wyre Local Plan (2011-31).

 

10.      The proposed hard and soft landscaping works shall be carried out in accordance with the approved details as shown on drawing No.s 101 Rev K (Landscape Layout), and 201 Rev J (Planting Plan) received 18.12.2020, and the document titled 'Materials Tracker by btp Architects, Project Name Preston Road Inskip, Job No. 3548 Dated 17.12.2020 Revision D' received 17.12.2020, prior to first occupation or first use of any part of the development or otherwise in accordance with a programme 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 7 years of planting, or any trees or shrubs planted as replacements shall be replaced within the next planting season by trees or shrubs 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 and ecology in accordance with Policies CDMP3 and CDMP4 of the Wyre Local Plan (2011-31) and to ensure compliance with the Wildlife and Countryside Act 1981 and section 15 of the National Planning Policy Framework.

 

11.      The waste storage and waste collection points as details on drawing No. 112 Rev E received 17.12.2020 shall be installed for each associated dwelling to which they serve prior to first occupation of that dwelling. The waste storage and waste collection points shall thereafter be retained for the lifetime of the development.

           

Reason: In order to ensure that waste is properly provided and managed for each property within the site in the interests of visual and residential amenity in accordance with the provisions of Section 12 of the NPPF and Policy CDMP3 of the Adopted Wyre Borough Local Plan 2011-2031 (WLP31).

 

12.      Notwithstanding the provisions of Schedule 2 Part 1 Classes A-D of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking or re-enacting that Order with or without modification), the dwellings on plots 8-10 hereby approved shall not be altered or extended, without planning permission.

           

Reason: To ensure that the Local Planning Authority have control over any future development of the dwellings in the interests of preserving the character and amenity of the area and the residential amenity of occupants / neighbours of these particular plots in accordance with Policy CDMP3 of the Wyre Local Plan (2011-31).