Agenda and minutes

Apologies for absence for the meeting were received from Councillors S Bibby, L Edge and J Rogerson.

In Councillor Bibby’s absence, Councillor S Brunskill acted as Chair for the meeting, save as outlined below.

The minutes of the meeting held on 24 August 2023 were approved as a correct record and signed by the Chair.

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.

Councillor S Brunskill declared an interest in Agenda Item 5(b) – Planning Application Land south of Causeway Farm, Balderstone

There was no public participation.

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

RESOLVED THAT COMMITTEE:

Grant planning permission subject to the following conditions:

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.

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 (dwg no.EX.00 Rev A)

-           Proposed Site Plan, Floor Plans, and Elevations (dwg no. PL.01 Rev C)

-           Proposed Roof Plan (dwg no. PL.02 Rev A)

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

3.         The materials to be used on the external surfaces of the development as indicated within the application form and on approved drawing(s) ‘Proposed Site Plan, Floor Plans and Elevations’ (dwg no. PL.01 Rev C) shall be implemented as indicated.

REASON: In order that the Local Planning Authority may ensure that the materials to be used are appropriate to the locality.           

4.         The installation of a Greenwoods Ecohabitats Two Chamber Bat Box or Kent Bat Box shall be incorporated into the site during the construction stage of the development and made available for use before the extension(s) hereby approved is first brought into use and thereafter retained.

REASON: In the interest of biodiversity and to enhance roosting opportunities for species conservation concern and to minimise/ mitigate the potential impacts upon protected species resultant from the development.

INFORMATIVE:

The granting of any planning permission does not entitle a developer to obstruct a right of way. Any proposed stopping-up or diversion of a right of way should be the subject of an Order under the appropriate Act. The applicant is advised to contact Lancashire County Council’s Public Rights of Way section by email on PROW@lancashire.gov.uk, quoting the location, district and planning application number to discuss their proposal before any development works begin.

Late agenda item enclosed

The Chair, Councillor S Brunskill left the room and took no part in the vote.  Councillor S Hore was appointed as Chairman for this agenda item.

Ms Vanessa Rowell spoke in support of the application.

Balderstone Parish Councillor, Mr Colin Everett spoke against the application.

Councillor R Walsh was given permission to speak against the application.

It was noted that in the original published report on this item, the response of Balderstone Parish Council was not included.  An apology was given for this omission. It was confirmed that their response had been added into the late item report that had been published.

RESOLVED THAT COMMITTEE:

Refuse planning permission for the following reasons:

1.         The proposed development would result in large scale commercial development outside of a defined settlement boundary which fails to meet any of the exception criteria for allowing development in such locations and which would be dependent on the use of private motor vehicles. The harm that would arise by allowing this inappropriate development in a countryside location would be contrary to Policies DMG1, DMG2 and EC1 of the Ribble Valley Core Strategy 2008 -2028 as well as the National Planning Policy Framework which supports sustainable patterns of development.  There are no material considerations which justify deviating from the Development Plan in this case.

2.         The proposed development, by virtue of its overall scale and footprint, would result in the introduction of an incongruous, unsympathetic, and discordant form of development, of an overtly suburban appearance, particularly when viewed from the A59 approaching the site and Public Footpaths FP0304060, FP0304061, FP0304062, FP0304063 and FP0304064. The loss of over 100m of hedgerow (classed as Habitat of Principle Importance) adjacent to the prominent road frontage together with a further 40m of hedgerow being reduced to 1.5m in order to accommodate the site access and sightlines would result in further environmental harm. The resultant impact fails to protect key landscape features or respond positively to the inherent visual and landscape character of the area contrary to Policies DMG1, DMG2, DME1, DME2 and DMB5 of the Ribble Valley Core Strategy 2008 – 2028.

3.         The proposal fails to demonstrate that appropriate assessments have been carried out to fully assess the impacts upon Great Crested Newts and appropriate mitigation required. As such there is uncertainty over whether a Natural England (protected species) license is required, and in the event that it is required, then it is the Local Planning Authority’s view that it is unlikely to be grated. Therefore, the proposal fails to adequately protect and enhance protected species and habitat contrary to Key Statement EN4 and policy DME3 of the Ribble Valley Core Strategy 2008 -2028 as well as the National Planning Policy Framework.

4.         The proposal fails to demonstrate that the proposed site access arrangements are safe and suitable to serve the development. These highway safety concerns mean the development is contrary to Policy DMG1 of the Ribble Valley Core Strategy 2008 - 2028 as well as the National Planning Policy  ...  view the full minutes text for item 315b

Late agenda item enclosed

Councillors noted the late item report.

RESOLVED THAT COMMITTEE:

Defer and delegate to the Director of Economic Development and Planning for approval following the satisfactory completion of a Legal Agreement (with instruction from Committee for the Section 106 Agreement to secure education contributions towards the new primary school in Longridge as option 1 followed by the expansion of an existing primary school within the Ribble Valley borough area as option 2) and subject to the following conditions:

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.

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

- Location Plan Dwg no LOC01

- Site Plan 1 Dwg no PL01 REV F

- Single & Twin Garage Types Dwg no GAR-01

- The Sandford SAND-01, SAND-02 and SAND-03

- The Rensford RENS-01, RENS-02 and RENS-03 (plot 268 only)

- The Lemsford LEMS-01, LEMS-02

- The Chelford CHEL-01, CHEL-02

- The Scotswood SCOT-01

- The Hartwoood HART-01

- The Cedarwood CEDA-01

- The Denton DENT-01

- Bungalow BUN-01, BUN-02, BUN-03

- Landscape Masterplan Dwg no R/2012/19F

- Landscape Details Dwg no R/2012/20E

- Landscape Details Dwg no R/2012/21C

- Landscape Details Dwg no R/2012/22A

- Landscape Details Dwg no R/2012/23E

- Materials Plan Dwg no MP01 REV E

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

3.         The materials to be used on the external surfaces of the development as indicated on Proposed Plan: Materials Plan Dwg no MP01 REV E shall be implemented as indicated unless otherwise agreed in writing by the Local planning Authority.

            REASON: In order that the Local Planning Authority may ensure that the materials to be used are appropriate to the locality in accordance with Policy DMG1 of the Ribble Valley Core Strategy.

4.         The approved landscaping scheme (Landscape Details Dwg no R/2012/20E, Landscape Details Dwg no R/2012/21C, Landscape Details Dwg no R/2012/22A, Landscape Details Dwg no R/2012/23E and Landscape Masterplan Dwg no R/2012/19F) shall be implemented in accordance with a timetable that shall be submitted to and approved in writing by the Local Planning Authority prior to slab level being reached for any dwelling hereby approved. Once implemented, the approved landscaping 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.

            REASON:  To ensure that the site is sufficiently landscaped within an appropriate timescale and to comply with Policy DMG1 of the Ribble Valley Core Strategy.

5.         No dwelling hereby approved shall be first occupied until the new estate road(s)  ...  view the full minutes text for item 315c

Late agenda item enclosed

Councillors noted the late item report.

Ms Sarah Jones and Mr Sam Fleuriot spoke in support of the application.

Councillor G Scott was given permission to speak against the application.

Councillor D Brocklehurst left the meeting during this item and did not take part in the vote.

RESOLVED THAT COMMITTEE:

Defer and delegate to the Director of Economic Development and Planning for approval following the satisfactory completion of a Legal Agreement and subject to the following conditions:

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.

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

                   -         Location Plan Ref 21/139/L01

                   -         Proposed Site Layout Ref 21/139/P01D

                   -         Mews Block Proposed Floor Plans & Elevations Ref 21/138/AF01B

                   -         The Bristow (Apartment Block) Proposed Floor Plans & Elevations Ref 21/139/AF02B

                   -         The Marsden (2H795) Proposed Floor Plans & Elevations Ref 21/139/AF03A

                   -         The Bransfield (3H951) Proposed Floor Plans & Elevations Ref 21/139/AF04A

                   -         The Wainwright (3H1079) Proposed Floor Plans & Elevations Ref 21/139/AF05A

                   -         The Wainwright (3H1057) Proposed Floor Plans & Elevations Ref 21/139/AF06A

                   -         The Ruxton (2B719) Proposed Floor Plans & Elevations Ref 21/139/AF07B

                   -         The Hastings and Burton Semi (2B744) Proposed Floor Plans & Elevations Ref 21/139/AF09A

                   -         Proposed Main House Refurbishment and Extension of Store to form Garage Ref 21/139/CO1A

                   -         Proposed Barn Conversion & Extension Floor Plans & Elevations Ref 21/139/C02A

                   -         Proposed Dutch Barn Conversion (Annex accommodation to dwelling) Floor Plans & Elevations Ref 21/139/C03A

                   -         Site Sections and Street Scene Ref 21/139/SS01C

                   -         Proposed Boundary Treatment Details Ref 21/139/PO4B

                   -         Detached Garage to Barn Conversion Ref 21/139/GO4

                   -         Landscape Layout 4265/101D

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

3.     Notwithstanding the submitted details, the 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.

4.     No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. These details shall include areas of soft landscaping (including any retained trees, hedgerows and other planting and any replanted or transplanted hedgerows), hard surfaced areas and materials, planting plans specifications and schedules (including plant size, species and number/ densities), existing landscaping to be retained, and shall show how account has been taken of any underground services. The details will be expected to be in  ...  view the full minutes text for item 315d

Report of the Chief Executive enclosed

The Chief Executive submitted a report providingCommittee with an update on planning enforcement.

Members were informed that the Council currently had 92 live planning enforcement matters, of which 37 had submitted planning applications awaiting decisions.

Between 20 June 2023 and 11 September 2023, the Council received 27 new complaints and 14 matters had been closed with no further action during this period.

Committee noted the contents of the report.

Committee noted the contents of the Appeals report.

There are no minutes from working groups.

There were no minutes from working groups.

There are no reports from representatives on outside bodies.

There were no reports from representatives on outside bodies.

There were no items under this heading.