Agenda and minutes

Planning and Development - Thursday, 13th April, 2023 6.30 pm

Venue: Council Chamber

Contact: Jenny Martin 01200 413214 

No. Item


Apologies for absence


Apologies for absence for the meeting were received from Councillors S Brunskill and S Carefoot.


To approve the minutes of the previous two meetings pdf icon PDF 102 KB

Additional documents:


The minutes of the two meetings held on 16 March 2023 were approved as a correct record and signed by the Chair.


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.



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


Public participation


There was no public participation.


Planning Applications Under the Town and Country Planning Act 1990


3/2022/0878 - Dutton Manor Mill, Clitheroe Road, Ribchester PR3 2YT pdf icon PDF 238 KB


Mr T Myers spoke in support of the application and Mr T Hobday spoke in opposition to the application.



Grant planning permission subject to the following conditions:


1.         The development must be begun not later than the expiration of three years from the date of the original consent 3/2021/0440, dated 23rd September 2021.


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 Reference JM-0207 LOCAL PLAN

-              Proposed Site Plan Reference JM-0207 LOCAL PLAN 004 Rev E (received 19.08.2021)

-              Proposed Ground Floor Plan Reference JM-0207 LOCAL PLAN 005 Rev D (received 19.08.2021)

-              Proposed First Floor Plan Reference JM-0207 LOCAL PLAN 006 Rev C (received 19.08.2021)

-              Proposed Elevation and Section Plan Reference JM-0207 LOCAL PLAN 007 Rev E (received 19.08.2021)


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


3.         The development shall be carried out in accordance with the external walls, roofing and rainwater goods materials detailed in the ‘Proposed Materials Schedule for Discharge of Condition 3’ document submitted and approved in discharge of conditions application reference 3/2022/0362.


REASON: To ensure that the materials to be used are appropriate to the locality.


4.         The landscaping proposals hereby approved shall be implemented in the first planting season following occupation or use of the development unless otherwise required by the reports above, 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. 


REASON: To ensure the proposal is satisfactorily landscaped and appropriate to the locality.


5.         The working hours within the premises shall be restricted to the period from 0700 to 1900 Mondays to Friday and 0800 to 1600 on Saturdays. No work shall be undertaken on Sundays, Bank or Public Holidays.


REASON: In order to protect the residential amenity of the occupiers of the adjacent properties from noise related activities.


6.         No goods, plant or materials shall be deposited or stored on the site other than in the buildings shown on the approved plans.


REASON: To ensure a satisfactory appearance of the site in the interests of local visual amenity and in the interests of the amenities of nearby residents.


7.         Nothing shall be erected, retained, planted and / or allowed to grow at or above a height of 1m above the nearside carriageway level which would obstruct the visibility splay. The visibility splays shall be maintained free of obstruction at all times thereafter for the lifetime of the development.


REASON: To ensure adequate inter-visibility between highway users  ...  view the full minutes text for item 913.


3/2022/0926 - Former Railway Tunnel, Higher Road, Longridge PR3 2XY pdf icon PDF 273 KB



Grant Listed Building Consent subject to the following conditions:


That Listed Building Consent be granted subject to the following conditions:


1.         The development hereby permitted must be begun not later than three years from the date of this permission.


REASON: Required to be imposed by Section 18 of the Planning (Listed Buildings and Conservation Areas) Act, 1990.


2.         The development hereby permitted shall not be carried out otherwise than in conformity with the following submitted plans and details and recommendations therein received by the Local Planning Authority unless prohibited by any other condition.




Existing General Arrangement And Defects Drawing No: 1045-SWA-00-XX-DR-S-0001 REV P2


22 0926 Location Plan


Strengthening Works Drawing No: 1045-SWA-00-XX-DR-S-0002 REV P1




22 0926 Bat survey


22 0926 Heritage Statement


22 0926 Technical Note


REASON: For the avoidance of doubt and so that the Local Planning Authority shall be satisfied with the details.


3.         No development shall take place until an Approval In Principle (AiP) Structural Report setting out how any structures within 6 metres of the edge of the adopted highway (and outside of this measure where the failure of any structures would affect the safety of road users) will be assessed, excavated, constructed, strengthened or demolished has been submitted to and approved in writing by the Local Planning Authority. The development shall then proceed in accordance with the approved AIP Report.



REASON: To ensure the works safeguard the structural integrity of the adopted highway during the demolition and construction phase of the development.


4.         No part of the development hereby granted consent shall commence until details of a method statement have been submitted to and agreed in writing with the Local Planning Authority. The details of the method statement shall be in accordance with the Bat Mitigation Guidelines 2004 (or any equivalent updated guidance which may be subsequently published) and include information on measures that aim to avoid, cancel or reduce negative effects of the development on protected species / roosts / habitat, including timings of the work.


            The details submitted shall also include information on enhancement and compensatory measures including the type and function of replacement roosts, bat access points and long term security for roosts, together with a timeframe for implementation. This shall include the installation of compensatory bat boxes on site in line with the mitigations measures detailed within Bat Survey Report and Method Statement European Protected Species (Bats) Reasonable Avoidance and Mitigation Measures dated 10.03.2023.


            The development shall then proceed in accordance with the approved method statement. Any approved enhancement and compensatory measures shall be implemented in accordance with the approved timeframe and shall thereafter be retained in perpetuity.


            REASON: To ensure the protection of species/habitat protected by the Wildlife and Countryside Act 1981 (as Amended) and in the interests of biodiversity and to enhance habitat opportunities for species of conservation concern/protected species and to minimise/mitigate the potential impacts upon protected species resultant from the development.


Informative (Highways)


Prior to works commencing, the Design and Work certificates  ...  view the full minutes text for item 914.


Longridge S106 pdf icon PDF 78 KB


The Director of Economic Planning and Development submitted a report seeking authority from Members to release Section 106 contributions to Mardale Playing Pitches.




1.    Agree to breakdown the total s106 payment of £69,423 secured for off-site public open space improvements from the planning permission at Chipping Road, Longridge (ref: 3/2014/0764) as follows:-


·         £34,711 improvements to Mardale playing pitches,


·         £24,000 play facility improvements at Kestor Lane and


·         £10,711.50 improvements to Longridge Cricket Club.


2.    Authorise the commitment of £34,711 public open space payment received to date to the improvement work on Mardale playing pitches.


3.    Agree to the commitment of the two remaining sums after they are receipted by the Council (the Longridge Cricket Club share will be subject to a further report setting out how the club intends to utilise the contribution).




Local Plan Update pdf icon PDF 80 KB

Report of the Director of Economic Planning and Development enclosed


The Director of Economic Planning and Development submitted an information report to update Members on the progress with the replacement Ribble Valley Local Plan.


Members noted the updates provided relating to the Strategic Flood Risk Assessment (SFRA) and the Strategic Housing and Employment Land Availability Assessment (SHELAA) and they anticipate further updates on these and other items in future months.


DLUHC consultation on increasing planning fees and performance pdf icon PDF 172 KB


The Head of Development Management and Building Control submitted an information report updating Members on the current government consultation on changes to planning fees and performance.

It was noted that the government published a ‘Technical consultation: Stronger performance of local planning authorities support through an increase in planning fees’ on 28 February 2023. Within this consultation document were a number of proposed changes to planning fees and the way government monitors and measures the performance of planning services. 

The proposals include:

·         To increase planning fees for major applications by 35% and to increase planning fees for all other applications by 25%


·         To double planning fees for retrospective applications to discourage unauthorised development.


·         To introduce legislation when parliamentary time allows for all planning fees to be adjusted annually in line with inflation.


·         Building the resilience, capacity, and capability of local planning authorities.  At this stage the government are only seeking views on skills gaps, recruitment issues and ideas to address these challenges.


·         To amend the existing metrics that measure performance of local planning authorities for speed of decision-making.


·         The performance of a local planning authority for speed of decision making should primarily be assessed on the percentage of applications that are determined within the statutory determination period, not an agreed extended period of time.

The Members noted the proposed changes to planning fees and performance outlined in the report and requested the Head of Development Management & Building Control to respond to the consultation.





The Director of Economic Planning and Development submitted an information updating Members on the technical consultation on the Infrastructure Levy.


The Levelling Up and Regeneration Bill (‘the Bill’) seeks to replace the current system of developer contributions with a mandatory, more streamlined, and locally determined Infrastructure Levy.

The Bill provides the framework for the new Levy, with the detailed design to be delivered through regulations.

The Bill introduces the following components of the Levy:

• The Levy will be a mandatory charge.

• Levy rates are to be set by charging authorities (generally the local authority), and when setting rates, they must take into account certain factors. This includes the viability of development in the area and the desirability that rates can deliver affordable housing at a level equalling or exceeding what developers deliver now in that area.

• There is a process of examination in public of Infrastructure Levy charging schedules, in order for rates to be adopted.

• The Secretary of State for DLUHC can intervene in the preparation of charging schedules in certain circumstances.

• Charging authorities must publish an Infrastructure Delivery Strategy.

The Members noted the consultation and the list of questions asked in the appendix the report. The Director of Economic Development and Planning will formally respond to the consultation questions.


Planning Appeals (if any) pdf icon PDF 74 KB


Of particular note was the recent decision regarding the enforcement appeal for the Punch Bowl Inn, Hurst Green BB7 9QW.  The appeal was dismissed and a full costs order was awarded to Ribble Valley Borough Council.


There was a hearing on 7 March 2023 relating to Twyn Ghull Caravan Site, Settle Lane, Paythorne BB7 4JD.  The appeal was dismissed on 27 March 2023.



Minutes of Working Groups


There were no minutes from working groups.


Reports from representatives on outside bodies


There were no reports from representatives on outside bodies.


Exclusion of Press and Public


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



Development Management Staffing

Report of the Director of Economic Planning and Development enclosed


The Director of Economic Development and Planning submitted a report updating members on staffing matters within the Directorate.




1.    Refer the staffing changes within Development Management to Personnel Committee for a permanent change to the establishment.


2.    Continue to obtain the services of Growth Lancashire for the 2023/24 year.