Agenda and minutes

Apologies for absence were received from Councillors S O’Rourke and J Rogerson.

The minutes of the meeting held on 29^th June 2023 were approved as a correct record and signed by the Chairman.

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.

There were no declarations of disclosable pecuniary, other registrable or non-registrable interests.

There was no public participation.

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

Mr Alistair Wood spoke in support of the application.

Councillor Birtwhistle was given permission to speak in respect of the application.

RESOLVED THAT COMMITTEE:

Grant planning permission subject to the following 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 hereby permitted shall be carried out in full conformity with the following submitted plans and details received by the Local Planning Authority:

Location Plan BB7 9AZ-A-01

Site Plan BB7 9AZ-A-03 D

Proposed Ground Floor Plan BB7 9AZ-A-04.1

Proposed First Floor Plan BB7 9AZ-A-04.2

Proposed Roof Plan BB7 9AZ-A-06

Proposed West And East Elevations BB7 9AZ-A-05.1

Proposed North and South Elevations BB7 9AZ-A-05.2

Proposed West and East Courtyard Elevations BB7 9AZ-A-05.3

Proposed Dwelling Elevations 1 BB7 9AZ-A-05.4 A

Proposed Dwelling Elevations 1 BB7 9AZ-A-05.5 A

Site Sections BN23 6DW-A-07

Streetscene BB7 9AZ-A-11

Acoustic Fence Detail BB7 9AZ-A-12

Details of Solar PV - JAM60S21 355-375/MR MC4

Details of Solar PV - Easy Roof Data Sheet

Details of Battery Housing - PV01

Details of Bin Store SDL-033A

Details of Cycle Shelter - CYSH-PREM-2250 X 3000 X 2100

Details of EVCP - Quantum EV TOKEN MECH - PAYG Data Sheet -04

Details of Electric Meter House SDL-090.4A

Reason: For the avoidance of doubt and so the Local Planning Authority can be satisfied with the detail.

3.        Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended or re-enacted) and the Town and Country Planning (General Permitted Development)(England) Order 2015 (as amended or re-enacted) the care home development hereby approved shall only be used for the purposes of a Residential Care Home (C2) and for no other purpose, including any other purpose within Use Class C2.

Reason: To define the scope of the permission hereby approved and to ensure that the development remains compatible with the character of the area.

4.        The approved boundary treatments shall be completed before the use hereby permitted is first commenced, or before the dwellings are first occupied. The approved details shall thereafter be maintained and retained.

Notwithstanding the provisions of Schedule 2 Part 2 of the Town and Country Planning (General Permitted Development)(England) Order 2015 (as amended or re-enacted) there shall be no amendments to the approved boundary treatments, or no new fences, walls, railings or other means of enclosure erected within the site, without express planning permission being obtained.

Reason: In the interests of the appearance of the locality and the residential amenity of occupants / neighbours.

5.        No development shall commence in any phase (phase 1 being the care home development with associated parking, access, landscaping and ground works, phase 2 being development of the three dwellings), save for demolition works, until a detailed, final surface water sustainable drainage strategy for that phase has been  ...  view the full minutes text for item 209.

Mr Peter Hitchen spoke in support of the application.

RESOLVED THAT COMMITTEE:

Refused planning permission for the following reasons:

1.The proposal would lead to the creation of a new residential dwelling outside of the settlement without sufficient justification insofar that it has not been adequately demonstrated that the proposal would meet any of the exception criteria including meeting a local housing need or providing regeneration benefits. The proposal therefore fails to accord with Key Statement DS1 and DS2 and policies DMG2 and DMH3 of the Ribble Valley Core Strategy 2008 – 2028.

2.        The proposal would result in a large, dominant, dwellinghouse of modern design and materials which would have a visually harmful and urbanising impact upon the rural character of the area. It would also have a harmful impact on the simple architecture and traditional character and appearance of the Grade II* Listed Read Hall and its associated Parkland, the Grade II Listed Ice House and a number of non-designated heritage assets and their settings. Any public benefits from the development do not outweigh this less than substantial harm. The proposal therefore is contrary to the Planning (Listed Building and Conservation Area) Act 1990, the National Planning Policy Framework and Key Statement EN5 and Policies DMG1, DME2 and DME4 of the Ribble Valley Core Strategy 2008 - 2028.

3.        The proposal would result in a large, dominant, dwellinghouse close to historic woodland and fails to demonstrate that the proposed dwelling and its surrounding large expanse of hard surfacing can be accommodated without resulting in an adverse impact on the root protection area of the historic woodland and in particular Trees T1 and T2. Therefore, the proposal is contrary to Policies DME1 and DME2 of the Ribble Valley Core Strategy 2008 – 2028.

4.        The proposal would result in an elevated terraced area in close proximity to the neighbouring property to the west, known as The Stables.  This would result in an unacceptable impact on the residential amenity of the occupiers of this neighbouring because of adverse levels of overlooking and loss of privacy that would be afforded.  Therefore the proposal is contrary to Policy DMG1 of the Ribble Valley Core Strategy 2008 – 2028.

Report of the Director of Economic Development and Planning enclosed

The Director of Economic Development and Planning submitted a report seeking authority from Members to release section 106 contributions for sports facilities in Langho.

£28,066 has been received and it was proposed that this money should be awarded to Langho Football Club, who wish to make significant improvements to their facilities.  The cost of the work is yet to be determined but will be dependent on the amount of funding received.

RESOLVED THAT COMMITTEE:

Agreed for the Director of EDP to have delegated authority to agree the sport facility improvements with Langho Football Club prior to commencement to ensure that the works undertaken comply with the requirements of the legal agreement and accord with procurement procedures; and agree to the allocation of the commuted sum of £28,066 to Langho Football Club for the agreed improvement works on completion of the works.

Report of the Director of Economic Development and Planning enclosed

The Director of Economic Development and Planning submitted a report seeking authority from Members to publish a final version of the Council’s updated Local Validation Checklist.  The validation checklist documents set out the information that is required to validate a planning application.

A draft updated Local Validation Checklist had previously been published for a consultation period of six weeks.  It was noted that seven organisations had responded and the report provided a summary of their views, which were taken into account when preparing the Local Validation Checklist.

RESOLVED THAT COMMITTEE:

Agreed for the LPA to publish the final version of the updated Local Validation Checklist on the Council’s website and for it to be used as the basis for validating planning applications with immediate effect.

The Director of Resources & Deputy Chief Executive submitted a report on the outturn for the financial year 2022/23 in respect of the revenue budget for the Committee.

It was noted that there had been a number of variations in both income and expenditure during the year, and this had given rise to an overall underspend of £280.615 on the net cost of services.  After transfers to and from earmarked reserves, there was an overall underspend of £77,818.  Details of the variations were outlined in the report.

Report of the Director of Resources enclosed

The Director of Resources & Deputy Chief Executive submitted a report to let Members know the position for the period April 2023 to July 2023 of the year’s original revenue budget as far as this Committee was concerned.

The comparison between actual and budgeted expenditure showed an overspend of £6,642 to July 2023 of the financial year 2023/24.  After allowing for transfers to/from earmarked reserves, there was an underspend of £15,336.  The report outlined the variations by cost centre.

Report of the Director of Resources enclosed

The Director of Resources & Deputy Chief Executive submitted a report outlining the progress on this Committee’s 2023/24 capital programme for the period to the end of June 2023.

At the end of June 2023 there had been no spend or commitments made against the capital programme budget.  There is currently one capital scheme for this Committee with a budget of £26,420 and it is unlikely to be completed within the financial year.  However, it was noted that due to the residual nature of the scheme, it should not cause concern for Members.

Report of the Director of Economic Development and Planning enclosed

The Director of Economic Development and Planning submitted a report updating Committee on the key information in relation to the determination of planning applications.

It was noted that the Local Planning Authority met the Government performance targets for determining planning application in quarter one of 2023/24.  Whilst the percentage of appeals allowed was slightly higher than Government targets for quarter one, appeal decisions are monitored and this does not raise any concern.

Members noted the contents of the Appeals report.

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There were no minutes from working groups.

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There were no reports from representatives on outside bodies.

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