Agenda item

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

 

Time Scale for Implementation of Consent

 

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.

 

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 unless prohibited by any other condition:

 

Plans

 

6251-E10 Location Plan

6251-E01 Existing Plans and Elevations

6251-E02 Existing Barn Plans and Elevations

6251-E03 Existing Site Plan

 

6251-P01B Proposed Plans and Elevations

6251-P02A Proposed Barn Plans and Elevations

6251-P03 Proposed Barn Sections

6251-P04A Proposed Site Plan

           

Reports

 

Structural Inspection – Reid Jones Partnership Ltd

Planning Statement – MacMarshalls

Viability Report – Westlake & Co

Tree Survey – Lakeland Tree Consultancy

Arboricultural Impact Assessment – Lakeland Tree Consultancy 

Flood Risk Assessment – PSA Design

Heritage Appraisal – Sunderland Peacock and Associates Ltd

Preliminary Bat Roost Assessment Report – Dave Anderson 

 

Materials and Construction

 

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

            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 conversion of this Grade II* heritage asset.

 

4.         Precise specifications of proposed windows and doors including elevations cross – sections, glazing type, opening mechanism and surface finish shall have been submitted to and approved in writing by the Local Planning Authority prior to their installation. 

 

The approved windows shall be implemented within the development in strict accordance with the approved details and thereafter retained.

 

REASON: In order that the Local Planning Authority may ensure that the detailed design of the proposal safeguards the special architectural and historic interest of the listedbuildings the character and appearance of the conservation area and to ensure that the detailed design of the proposal responds positively to the inherent character of the area.

 

5.         Prior to any development taking place details of the following shall be submitted to and agreed in writing by the Local Planning Authority:

 

·         Details of any replacement rainwater goods

·         Details of any repairs to stonework

·         Details of the replacement staircase in the Hotel from ground to first floor including materials, design, siting and methodology

·         Details of staircases to access the first floor of the Barn including materials, design, siting and methodology

·         Details of existing fireplaces and chimney breasts to be retained with details of any repairs and methodology

·         Details of the amount of internal fabric in the Barn to be removed and internal walls to be formed including materials and methodology

·         Details of repairs or replacement of any roof trusses

            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 conversion of this Grade II* heritage asset.

 

6.         Notwithstanding the details shown upon the approved plans, the proposed roof lights shall be of the Conservation Type, recessed with a flush fitting, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to installation.  The development shall be carried out in strict accordance with the approved details.

 

            REASON: In order that the Local Planning Authority may ensure that the detailed design of the proposal does not undermine the character and appearance of the Listed Buildings.

 

7.         Notwithstanding the details shown upon the approved plans, no approval is given for the three roof lights on the Barn to be converted. The development shall be carried out in strict accordance with the approved details.

 

            REASON: In order that the detailed design of the proposal does not undermine the character and appearance of the Listed Buildings.

 

8.         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:

 

·         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;

·         Wheel washing facilities;

·         Construction vehicle routing;

·         Delivery and construction working hours.

 

            REASON: In the interest of safeguarding residential amenity and highway safety.

 

8.         Details of the proposed access drive, turning area and parking spaces including materials shall be submitted to and approved in writing by the Local Planning Authority prior to any works being undertaken and shall thereafter be carried out strict accordance with the approved details and shall thereafter be maintained in perpetuity.

 

REASON: In order to ensure an acceptable form of development for the setting of these Listed Buildings.

 

9.         The setts to the frontage shall be repaired in accordance with a scheme to be submitted to and approved in writing with the Local Planning Authority prior to any works being undertaking and shall thereafter be carried out strict accordance with the approved details and retained and maintained in perpetuity.  No parking of any motor vehicles shall be allowed in this area at any time.

 

REASON: To ensure that the setts along the frontage of these Listed Buildings are protected and in the interests of highway safety.

 

 

Archaeology

 

10.       No development, site clearance/preparation, or demolitions shall take place on site until the applicant, or their agent or successor in title, has secured the implementation of a programme of building recording and analysis.  This must be carried out in accordance with a written scheme of investigation, which shall first have been submitted to and agreed in writing by the Local Planning Authority. The programme of works should comprise the creating of a record of the building to Level 3 as set out in ‘Understanding Historic Buildings’ (Historic England 2016). It should include a full description of the building, inside and out, a drawn plan, elevations and at least one section and a full photographic coverage, inside and out.  The record should also include a rapid desk-based assessment, putting the building and its features into context.  This work should be undertaken by an appropriately qualified and experienced professional contractor to the standards and guidance of the Chartered Institute of Archaeologists.  A digital copy of the report and the photographs shall be places in the Lancashire Historic Environment Report prior to the any of the dwellings consented being first occupied.

 

            REASON: To ensure and safeguard the recording and inspection of matters of archaeological/historical importance associated with the buildings/site.

 

Boundary Treatments

 

11.       Notwithstanding the submitted plans no approval is given for the proposed timber fence in terms of materials and position. Details of the boundary treatments shall be submitted to and approved in writing by the Local Planning Authority prior to any works being undertaken and shall thereafter be implemented in strict accordance with the approved details.

 

            REASON: In order to ensure an acceptable form of development for the setting of these Listed Buildings.

 

(Richard Maudsley spoke in favour of the above application. Councillor Simon Hore was given permission to speak on the above application)