Agenda and draft minutes

Planning and Development - Thursday, 1st December, 2022 6.30 pm

Venue: Council Chamber

Contact: Olwen Heap 01200 414408 

Items
No. Item

521.

Apologies for absence

Minutes:

Apologies for absence for the meeting were received from Councillors S Brunskill, J Clark and J Rogerson

 

522.

To approve the minutes of the previous meeting pdf icon PDF 81 KB

Minutes:

The minutes of the meeting held on 20 October 2022 were approved as a correct record and signed by the Chairman.

 

523.

Declarations of disclosable pecuniary, other registrable and non registrable interests

Members are reminded of their responsibility to declare any disclosable pecuniary, other registrable or non-registrable interest in respect of matters contained in the agenda.

 

Minutes:

Councillor T Austin declared an interest in planning application 3/2022/0857 and only spoke as a ward councillor.

 

Councillor Horkin declared he owned business premises in Clitheroe. Councillor Edge declared she owns a business park in Clayton-le-Dale.

 

524.

Public participation

Minutes:

There was no public participation.

 

525.

Planning Applications under the Town and Country Planning Act 1990 pdf icon PDF 61 KB

Report of the Director of Economic Development and Planning – copy enclosed

526.

Planning Application 3/2022/0637 - Keepers Cottage, Northcote Road, Old Langho, BB6 8DB pdf icon PDF 268 KB

Minutes:

RESOLVED that the application be approved subject to the following conditions and notes:

 

Time Scale for Implementation of Consent  

 

1.   The development must be begun not later than the expiration of three years beginning with the date of this permission.

 

REASON: Required to be imposed by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

Approved Plans and Documents 

2.   Unless explicitly required by condition within this consent, the development hereby permitted shall be carried out in complete accordance with the proposals as detailed on drawings:

 

Location Plan Drawing No: A1.0

Proposed Site Plan Drawing No: A1.2

Landscaping Plan Drawing No: 1000A

Proposed Ground Floor Plan Drawing No: A1.4

Proposed First Floor Plan Drawing No: A1.5

Proposed Elevations Drawing No: A1.6

 

REASON: For the avoidance of doubt and to clarify which plans are relevant to the consent.

 

Materials 

3.   Notwithstanding the submitted details, details or specifications of all materials to be used on the external surfaces of the development hereby approved shall have been submitted to and approved in writing by the Local Planning Authority before their use in the proposed development. The approved materials shall be implemented within the development in strict accordance with the approved details.

 

      REASON: In order that the Local Planning Authority may ensure that the materials to be used are appropriate to the locality and respond positively to the inherent character of the area.

 

Landscaping and boundary treatments

 

4.   Notwithstanding the submitted details, no development, including any site preparation, demolition, scrub / hedgerow clearance or tree works / removal shall commence or be undertaken on site until a scheme for the hard and soft landscaping of the site and details of the alignment, height, and appearance of all boundary treatments has been submitted to and approved in writing by the Local Planning Authority.

 

      The scheme shall include as a minimum, the types and numbers of trees and shrubs to be retained and planted within the site, those areas to be seeded, turfed, paved or hard landscaped, including details of any changes of level or landform and the types and specifications of all retaining structures.

 

      For the avoidance of doubt the landscaped area to the rear of the hotel shall be landscaped as a communal area of open space and shall not be split into individual ‘garden’ areas.

 

      The approved landscaping scheme shall be implemented in the first planting season following occupation or use of the development, whether in whole or part and shall be maintained thereafter for a period of not less than 10 years to the satisfaction of the Local Planning Authority. This maintenance shall include the replacement of any tree or shrub which is removed, or dies, or is seriously damaged, or becomes seriously diseased, by a species of similar size to those originally planted.

 

All tree protection/management recommendations shall be carried out in strict accordance with the details of the submitted Arboricultural Impact Assessment Overview dated November 2022 and landscaping plan Drawing No. 1000 Rev A dated 11/10/2022.  The specified tree  ...  view the full minutes text for item 526.

527.

Planning Application 3/2022/0857 - Croasdale Farm, 1 Whinney Lane, Langho, BB6 8DQ pdf icon PDF 348 KB

Minutes:

RESOLVED that the application be approved subject to the following conditions:

           

1.    Unless explicitly required by condition within this consent, the development hereby permitted shall be carried out in complete accordance with the proposals as detailed on drawings:

 

·         0567A/93 Drawing 00 A: Location Plan

·         0567A/93 Drawing 05 A: Proposed Site Plan

·         0567A/93 Drawing 06 B: Proposed Site Plan

·         0567A/93 Drawing 08: Proposed plan and Elevation of Toilet Block

 

Reason:  To clarify the nature of the details relating to the development hereby approved.

 

2.    Prior to their installation details of a scheme for any external building or ground mounted lighting/illumination, shall have been submitted to and approved in writing by the local planning authority.

 

For the avoidance of doubt the submitted details shall include luminance levels and demonstrate how any proposed external lighting has been designed and located to avoid excessive light spill/pollution and shall include details to demonstrate how artificial illumination of important wildlife habitats is minimised/mitigated.  The lighting schemes(s) be implemented in accordance with the approved details.

 

Reason: To enable the Local Planning Authority to exercise control over development which could prove materially harmful the character and visual amenities of the immediate area by virtue of excessive light spill and to minimise/mitigate the potential impacts upon protected species resultant from the development.

 

3.    The proposed hedgerow and enhancement planting as indicated on the approved details (0567A/93 Drawing 05 A and 0567A/93 Drawing 06 B) shall be implemented within three months of the date of this permission.  The implemented hedgerow shall thereafter be maintained thereafter for a period of not less than 10 years to the satisfaction of the Local Planning Authority. 

 

This maintenance shall include the replacement of any tree, hedgerow or shrub which is removed, or dies, or is seriously damaged, or becomes seriously diseased, by a species of similar size to those originally planted.  All trees/hedgerow shown as being retained within the approved details shall be retained as such in perpetuity.

 

Reason: To ensure the proposal is satisfactorily landscaped and trees/hedgerow of landscape/visual amenity value are retained as part of the development.

 

4.    The proposed access widening, vehicular access improvements within the site and proposed vehicular ‘passing places’ shall be implemented and be made available for use within six months of the date of this permission. 

 

For the avoidance of doubt, the access that interfaces directly with Whinney Lane shall be surfaced with tarmacadam, or similar hard bound material (not loose aggregate) for a distance of at least 10 metres behind the highway boundary and, once provided, shall be so maintained in perpetuity.

 

Reason: To ensure adequate vehicular access to an within the site and to reduce the possibility of deleterious material being deposited in the highway (loose stones etc.) in the interests of highway safety.

 

Councillor Austin returned to the meeting.

 

528.

Planning Application 3/2022/0115 - Land East of Salesbury View, Wilpshire pdf icon PDF 861 KB

Minutes:

This application was withdrawn.

 

529.

Planning Application 3/2022/0781 - Land North of Ribble Valley Enterprise Business Park, A59, Barrow pdf icon PDF 1 MB

Minutes:

RESOLVED that the application be DEFERRED and DELEGATED to the Director of Economic Development and Planning for approval following the satisfactory completion of a Legal Agreement, within 6 months from the date of this Committee meeting or delegated to the Director of Economic Development and Planning in conjunction with the Chairperson and Vice Chairperson of Planning and Development Committee should exceptional circumstances exist beyond the period of 6 months and subject to the following conditions:

 

1.    Prior to the commencement of development, or the submission of any reserved matters, a plan indicating the phasing of the proposed development shall be submitted to and approved in writing by the Local Planning Authority. The development thereafter shall be carried out in accordance with the approved phasing plan.

 

(a)  Before development is commenced on any one phase of the development details of all 'Reserved Matters' pertaining to that phase namely appearance, layout, scale and landscaping of the site shall be submitted to and approved in writing by the Local Planning Authority.

 

(b)  An application for approval of all 'Reserved Matters' must be made not later than the expiration three years beginning with the date of this permission.

 

(c)  The development to which this permission relates must be begun not later than two years from the date of approval of the last of the reserved matters to be approved.

 

REASON:  This condition is required to be imposed by the provisions of Section 92 of the Town and Country Planning Act 1990as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2.    Unless explicitly required by condition within this consent, the development hereby permitted shall be for upto 23,959m² of commercial employment floorspace and shall be carried out in complete accordance with the proposals as detailed on drawings:   

           

            Location Plan                                RVI.BBBP.LP.01                                dated 04.08.2022

            Proposed Site Access Plan          3465-F02 Rev A                                 dated APR 22

 

REASON:  For the avoidance of doubt and to clarify which plans are relevant to the consent hereby approved.

 

3.    Prior to the submission of any reserved matters applications on the site pursuant to Condition 1 a Design Code shall be submitted to and approved in writing by the Local Planning Authority. The Design Code shall include the design principles for the whole of the site and will incorporate, amongst other elements:

·         The Masterplan for the site

·         Building Design principles

·         Layout considerations including landscaping principles (evidenced by a Landscape and Visual Impact Assessment) and treatment of the western edge of the site particularly in respect of the suitable use classes for the buildings along this boundary

·         Parking areas

·         Appropriate building and hardsurfacing materials

·         Details of appropriate boundary treatments

·         Lighting

·         Bin storage and rubbish collection

·         Ecology, nature conservation and Biodiversity Net Gain

·         Existing and proposed levels

·         Tree works and tree protection measures

 

      Each reserved matters application thereafter shall be submitted in accordance with the Approved Design Code.

 

      REASON: To ensure a comprehensive approach to the development of this site is achieved and in the interests of the proper planning of  ...  view the full minutes text for item 529.

530.

Ribchester Planning Obligation pdf icon PDF 102 KB

Report of Director of Economic Development and Planning enclosed.

Minutes:

The Director of Economic Development and Planning submitted a report seeking authority from members to release Section 106 contributions to Ribchester Playing Field Trust to facilitate improvement works at the playing field.

 

The Section 106 agreement for the planning permission granted to convert the Newdrop in to five dwellings (3/2020/0215) included an off-site contribution of £3,101.67 for leisure facilities.

 

In Ribchester the Ribchester Playing Field Trust is responsible for the equipment and facilities at the playing field. Quotes had been received for the replacement of wooden picnic tables and benches with ones made from recycled plastic.

 

RESOLVED THAT COMMITTEE

 

Authorise payment of £3,101.67 to Ribchester Playing Field Trust for the completion of the playing field improvements set out in the report on completion of the works.

 

531.

Planning Enforcement update pdf icon PDF 103 KB

Report of Chief Executive enclosed.

Minutes:

The Chief Executive submitted a report for information giving an update on planning enforcement.

 

Between 11 August and 10 November 2022 the Council had received 61 new complaints, one of which fell into category 1, 12 into category 2 and 48 into category 3.

 

On investigation, 22 matters had been closed and no further action taken. For those where action was required, 11 planning contravention notices have been served.

 

532.

Appeals (if any) pdf icon PDF 96 KB

Appeals update

 

3/2021/0208 – proposed single storey rear extension at 4 King Henry Mews, Bolton-by-Bowland, BB7 4HR – appeal dismissed

 

3/2021/0648 – change of use of land to tourism, including siting of a shepherd’s hut for use as holiday accommodation with associated outdoor space, car parking and alteration of vehicle access at Land at Scriddles Croft, Smalden Lane, Grindleton, BB7 4RX – appeal allowed.

 

3/2021/1155 – conversion of 2no.holiday lets into 1no. dwelling house at Pendle View, Lovely Hall Lane, Copster Green, BB1 9EQ – appeal dismissed

 

3/2022/0506 – regularisation of unauthorised change of use of agricultural land to residential curtilage at 5 Hawthorn Close, Langho, BB6 8DZ – appeal dismissed

 

3/2022/0387 – regularisation of an unauthorised change of use from one dwelling in to two at Garth Cottage, Clitheroe Road, Mitton, BB7 9PH – appeal dismissed

Additional documents:

Minutes:

3/2021/0208 – proposed single storey rear extension at 4 King Henry Mews, Bolton-by-Bowland, BB7 4HR – appeal dismissed

 

3/2021/0648 – change of use of land to tourism, including siting of a shepherd’s hut for use as holiday accommodation with associated outdoor space, car parking and alteration of vehicle access at Land at Scriddles Croft, Smalden Lane, Grindleton, BB7 4RX – appeal allowed.

 

3/2021/1155 – conversion of 2no.holiday lets into 1no. dwelling house at Pendle View, Lovely Hall Lane, Copster Green, BB1 9EQ – appeal dismissed

 

3/2022/0506 – regularisation of unauthorised change of use of agricultural land to residential curtilage at 5 Hawthorn Close, Langho, BB6 8DZ – appeal dismissed

 

3/2022/0387 – regularisation of an unauthorised change of use from one dwelling in to two at Garth Cottage, Clitheroe Road, Mitton, BB7 9PH – appeal dismissed

 

 

533.

Minutes of Working Groups

534.

Local Development Plan working group - 10 August 2022 pdf icon PDF 70 KB

Minutes:

The minutes of the Local Development Plan working group held on 10 August 2022 were circulated for information.

 

535.

Reports from representatives on outside bodies

None.

Minutes:

There were no reports from representatives on outside bodies.

 

536.

Exclusion of Press and Public

Minutes:

RESOLVED: That by virtue of the next item of business being exempt information under Paragraph 1 and 3 of Part 1 of Schedule 12A of the Local Government Act 1972 the press and public be now excluded from the meeting.

 

 

537.

Development Management Staffing

Report of Director of Economic Development and Planning enclosed.

Minutes:

The Director of Economic Development and Planning submitted a report updating members on staffing matters within the directorate and seeking direction in respect of suggested changes to the staffing structure within the Development Management team.

 

She informed committee that the Principal Planner with heritage knowledge and experience was leaving the authority and that it would be necessary to seek this expertise when required on specific applications. She outlined the options available for the replacement of this officer and the other vacant principal officer post, including using Growth Lancashire who currently provide heritage and conservation advice to 7 of the Lancashire Authorities, which would allow a change to hierarchy within the service.

 

RESOLVED THAT COMMITTEE

 

1.    Agree to replace two Principal Planning Officer posts with two Senior Officer posts and advertise the jobs as outlined in the report (the establishment will not be changed at this stage until the outcome of the period of advertising was known), and

 

2.    Confirm that an exemption to the contract procedure rules be accepted to obtain external heritage advice from Growth Lancashire.