That the application be DEFERRED and DELEGATED to the Director of Economic Development and Planning subject to departure procedures and to the imposition of appropriate conditions within 3 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 3 months.
Time Scale for Implementation of Consent
1. The development hereby permitted shall be commenced before the expiration of three years from the date hereof.
REASON: Imposed In accordance with the provisions of Section 91 of the Town and Country Planning Act, 1990.
Approved Plans and Documents
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:
20.105.001B – SITE- existing site plan
20.105.002C – SITE- proposed site plan & areas
20.105.003E – SITE- proposed site plan received on 19/07/21
20.105.004A – SITE- new development comparison
20.105.005A – SITE- site modelling
20.105.006A – SITE- OS plan received on 05/07/21
20.105.01.007C – SPA- proposed elevations 1 of 4
20.105.01.008C – SPA- proposed elevations 2 of 4
20.105.01.009C – SPA- proposed elevations 3 of 4
20.105.01.010B – SPA- proposed elevations 1 of 4
20.105.01.011B – SPA- proposed ground floor plan
20.105.01.012B – SPA- proposed first floor plan
20.105.01.013A – SPA- roof plan
20.105.01.014A – SPA- perspectives
20.105.02.001A – BEDROOMS - proposed lower ground floor and ground floor plans
20.105.02.002A – BEDROOMS -proposed first floor plan
20.105.02.003B – BEDROOMS -proposed elevations 1 of 2
20.105.02.004B – BEDROOMS -proposed elevations 2 of 2
20.105.02.005A – BEDROOMS -existing floor plans
20.105.02.006A – BEDROOMS -existing elevations 1 of 2
20.105.02.007A – BEDROOMS -existing elevations 2 of 2
20.105.02.008A – BEDROOMS - roof plan
20.105.02.009A – BEDROOMS - perspectives
20.105.03.001A – BARN- existing plans
20.105.03.002A – BARN- existing elevations
20.105.03.003A – BARN- proposed ground floor plan
20.105.03.004A – BARN- proposed first floor plan
20.105.03.005B – BARN- proposed elevations
20.105.03.006A – BARN– roof plan
20.105.03.007A – BARN– perspectives
Landscape Softworks Plan Rev B – DEP
Landscape Masterplan Rev C – DEP
· Arboricultural Report – DEP
· Biodiversity Enhancements Appraisal – Rural Solutions
· Design and Access Statement – Campbell Driver Partnership
· Heritage Statement – Hinchliffe Heritage
· Landscape Visual Statement – DEP
· Landscape Strategy – DEP
· Preliminary Ecology Appraisal - Rural Solutions
· Planning Statement – Rural Solutions
· Transport Assessment – Dynamic Transport Planning
· Travel Plan – Dynamic Transport Planning
3. Prior to their use in the development details of the following shall be submitted to and agreed in writing by the Local Planning Authority:
· Samples of all external walling materials
· Samples of all external roofing materials
· Details of all window and door frame materials and finishes
· Rainwater goods
Thereafter the development shall be carried out in accordance with the approved details.
REASON: To ensure a satisfactory standard of development and finish for the extension of this the host Grade II* heritage asset.
4. No development other than groundworks, shall commence until a final, detailed surface water sustainable drainage scheme for the site has been submitted to, and approved in writing by, the local planning authority.
The detailed sustainable drainage scheme shall be based upon the site-specific flood risk assessment submitted and the sustainable drainage principles set out in the National Planning Policy Framework, Planning Practice Guidance and Defra Technical Standards for Sustainable Drainage Systems. No surface water shall be allowed to discharge to the public foul sewer(s), either directly or indirectly. The detailed sustainable drainage scheme shall include, as a minimum:
a) Final sustainable drainage plans, appropriately labelled to include:
i. A final surface water drainage layout plan showing all pipe and structure references, dimensions and design levels;
ii. A plan identifying the areas contributing to the surface water drainage network, including surface water flows from outside the curtilage as necessary;
iii. Details of all sustainable drainage components, including landscape drawings showing topography and slope gradient as appropriate;
iv. Flood water exceedance routes in accordance with Defra Technical Standards for Sustainable Drainage Systems;
v. Finished Floor Levels (FFL) in AOD, with adjacent ground levels for all sides of each building; and
vi. Measures taken to manage the quality of the surface water runoff to prevent pollution, protect groundwater and surface waters, and deliver suitably clean water to sustainable drainage components;
b) A full set of sustainable drainage flow calculations for the surface water drainage network. The calculations must show the full network design criteria, pipeline schedules and simulation outputs for the 1 in 1 year, 1 in 30 year and 1 in 100 year return period, plus an additional 40% allowance for climate change and an additional 10% allowance for urban creep. Surface water run-off must not exceed the pre-development runoff rates and volumes for the corresponding rainfall intensity.
The scheme shall be implemented in accordance with the approved details prior to first use of the development hereby approved.
REASON: To ensure satisfactory sustainable drainage facilities are provided to serve the site in accordance with the Paragraphs 163 and 165 of the National Planning Policy Framework, Planning Practice Guidance and Defra Technical Standards for Sustainable Drainage Systems.
5. No development other than groundworks shall commence until details of how surface water and pollution prevention will be managed during each construction phase have been submitted to and approved in writing by the local planning authority. Those details shall include, as a minimum:
a) Measures taken to ensure surface water flows are retained on-site during construction phase(s) and, if surface water flows are to be discharged they are done so at a restricted rate to be agreed with the Lancashire County Council LLFA.
b) Measures taken to prevent siltation and pollutants from the site into any receiving groundwater and/or surface waters, including watercourses, with reference to published guidance. The development shall be constructed in accordance with the approved details.
The development thereafter shall be undertaken in accordance with the approved measures.
REASON: To ensure the development is served by satisfactory arrangements for the disposal of surface water during each construction phase(s) so it does not pose an undue flood risk on site or elsewhere; and, To ensure that any pollution arising from the development as a result of the construction works does not adversely impact on existing or proposed ecological or geomorphic condition of water bodies.
6. No building hereby permitted shall be occupied until a Verification Report and Operation and Maintenance Plan for the lifetime of the development, pertaining to the surface water drainage system and prepared by a suitably competent person, has been submitted to and approved in writing by the Local Planning Authority.
The Verification Report must demonstrate that the sustainable drainage system has been constructed as per the agreed scheme (or detail any minor variations), and contain information and evidence (including photographs) of details and locations (including national grid reference) of inlets, outlets and control structures; landscape plans; full as built drawings; information pertinent to the installation of those items identified on the critical drainage assets drawing; and, the submission of an final 'operation and maintenance manual' for the sustainable drainage scheme as constructed.
Details of appropriate operational, maintenance and access requirements for each sustainable drainage component are to be provided, with reference to published guidance, through an appropriate Operation and Maintenance Plan for the lifetime of the development as constructed. This shall include arrangements for adoption by an appropriate public body or statutory undertaker, and/or management and maintenance by a Management Company and any means of access for maintenance and easements, where applicable. Thereafter the drainage system shall be retained, managed and maintained in accordance with the approved details.
REASON: To ensure that flood risks from development to the future users of the land and neighbouring land are minimised, together with those risks to controlled waters, property and ecological systems, and to ensure that the development as constructed is compliant with and subsequently maintained pursuant to the requirements of Paragraph 165 of the National Planning Policy Framework.
7. No development other than groundworks shall take place until a Construction Management Plan (CMP) or Construction Method Statement (CMS) has been submitted to and approved in writing by the local planning authority. The approved plan / statement shall provide:
· 24 Hour emergency contact number;
· Details of the parking of vehicles of site operatives and visitors;
· Details of loading and unloading of plant and materials;
· Arrangements for turning of vehicles within the site;
· Swept path analysis showing access for the largest vehicles regularly
· accessing the site and measures to ensure adequate space is available and maintained, including any necessary temporary traffic management measures;
· Measures to protect vulnerable road users (pedestrians and cyclists);
· The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;
· Wheel washing facilities;
· Measures to deal with dirt, debris, mud or loose material deposited on the highway as a result of construction;
· Measures to control the emission of dust and dirt during construction;
· Details of a scheme for recycling/disposing of waste resulting from demolition and construction works;
· Construction vehicle routing;
· Delivery, demolition and construction working hours.
The approved plan/ statement shall be adhered to throughout the construction period.
REASON: In the interest of safeguarding residential amenity and highway safety.
Landscaping and Tree Planting
8. Within one year of the commencement of development, landscaping as shown on the approved landscape plans, shall be planted at the site or at a phased programme of landscaping agreed previously agreed in writing by the LPA. If, within a period of ten years following planting, any trees on the site die, they shall be replaced with a comparable replacement.
REASON: In the interest of visual amenity and biodiversity.
9 Within 3 months of the date of this permission full details of number, type and their siting of bird and bat boxes in accordance with the submitted biodiversity plan shall be submitted to and approved in writing by the Local Planning Authority.
REASON: In the interest of visual amenity and biodiversity.
10. Prior to the installation of any external lighting to the bedroom block, spa and tearoom buildings hereby permitted or the land immediately around them details of such lighting shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the lights shall be installed in accordance with the approved details.
REASON: In the interest of visual amenity and to reduce the impact of light pollution.
Electric Vehicle Charging Points
11. Prior to the new car park being brought into use, details of electric vehicle charging points, their number, location and appearance following matters shall be submitted to and approved in writing by the Local Planning Authority. The charging points shall be installed in accordance with the approved details prior to the use of the new car park.
REASON: In the interest of sustainable travel measures and reduce the impact of carbon footprint.
1. In relation to condition 7 Construction Management Plan. There must be no reversing into or from the live highway at any time all vehicles entering the site must do so in a forward gear, and turn around in the site before exiting in a forward gear onto the operational public highway. There must be no storage of materials in the public highway at any time. There must be no standing or waiting of machinery or vehicles in the public highway at any time. Vehicles must only access the site using a designated vehicular access point. There must be no machinery operating over the highway at any time, this includes reference to loading/unloading operations all of which must be managed within the confines of the site. A licence to erect hoardings adjacent to the highway (should they be proposed) may be required. If necessary this can be obtained via the County Council (as 3 the Highway Authority) by contacting the Council by telephoning 01772 533433 or e-mailing firstname.lastname@example.org All references to public highway include footway, carriageway and verge.
2. The grant of planning permission does not entitle a developer to obstruct a right of way and any proposed stopping-up or diversion of a right of way should be the subject of an Order under the appropriate Act. The applicant should be 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.
(Mr J Ellis spoke in favour of the above application).