The Chairman, Councillor Hesketh, welcomed members of the public to the meeting and introduced the committee and explained the proceedings and the role of its members.

Apologies for absence were submitted on behalf of Councillor Mrs Noblet.

Councillors Hughes and Nelson, who were in the audience, both declared a prejudicial interest in planning application 07-2016-0646-HOH.

Councillor Walton and James Wallwork, Democratic Services Officer, both declared a personal interest in planning application 07-2016-0654-FUL.
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RESOLVED (12 Yes, 0 No, 2 Abstention):
That the minutes of the meeting held on 14 September 2016 be approved as a correct record and signed by the chairman.
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Jonathan Noad, the Planning Manager referred to appeal concerning planning application 07/2015/1846/PAPTDE for the installation of a 15m dual user monopole accommodating three shrouded antennas and two 300m transmission dishes with two equipment cabinets and one meter pillar on the grass verge on corner of School Lane and Hedgerows Road, Moss Side, Leyland. He informed the committee that the Inspector had allowed the appeal.

Address: Holmfirth, 43 Brindle Road, Bamber Bridge, Preston, PR5 6RP

Applicant: Mr & Mrs Phil and Rachel Tomlinson

Agent: Chris Weetman, 1 Reeveswood, Eccleston, Chorley, PR7 5RS

Development: Substitution of house type for plot 5 of planning permission 07/2015/1692/FUL

UNANIMOUSLY RESOLVED: Approved with conditions.
CONDITIONS:
1. The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.
2. The development hereby permitted shall be carried out in accordance with the approved plans:
Drawing Number 1625/05A entitled Location Plans
Drawing Number: 1625/801/B entitled Proposed Elevations
Drawing Number: 1625/802A entitled Proposed Ground Floor Layout
Drawing Number: 1625/803A entitled Proposed First Floor Layout
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development.

3. No development shall take place, including any works of demolition, until a suitable Construction Nuisance Prevention Plan has been submitted to, and approved in writing by, the local planning authority. The approved Plan shall be adhered to throughout the construction period. The Plan shall provide for:
I. the proposed suitable times construction works will take place
II. the parking of vehicles of site operatives and visitors
III. loading and unloading of plant and materials storage of plant and materials used in constructing the development
IV. the location of the site compound
V. suitable wheel washing/road sweeping measures
VI. appropriate measures to control the emission of dust and dirt during construction
VII. appropriate measures to control the emission of noise during construction
VIII. details of all external lighting to be used during the construction
IX. a scheme for recycling/disposing of waste resulting from demolition and construction works
REASON: To safeguard the amenities of neighbouring properties in accordance Policy 17 in the Central Lancashire Core Strategy

4. Prior to the commencement of development, the following information shall be submitted to the Local Planning Authority (LPA) for approval in writing:
(a) A desk study which assesses the risk of the potential for on-site contamination and ground gases and migration of both on and off-site contamination and ground gases.
(b) If the desk study identifies potential contamination and ground gases, a detailed site investigation shall be carried out to address the nature, degree and distribution of contamination and ground gases and shall include an identification and assessment of the risk to receptors as defined under the Environmental Protection Act 1990, Part 2A, focusing primarily on risks to human health and controlled waters. The investigation shall also address the implications of the health and safety of site workers, of nearby occupied buildings, on services and landscaping schemes, and on wider environmental receptors including ecological systems and property.
The sampling and analytical strategy shall be submitted to and be approved in writing by the LPA prior to the start of the site investigation survey.
(c) A remediation statement, detailing the recommendations and remedial measures to be implemented within the site.
(d) On completion of the development/remedial works, the developer shall submit written confirmation, in the form of a verification report, to the LPA, that all works were completed in accordance with the agreed Remediation Statement.
Any works identified in these reports shall be undertaken when required with all remedial works implemented by the developer prior to occupation of the first and subsequent dwellings.
REASON: To ensure that:
- the site investigation and remediation strategy will not cause pollution of ground and surface waters both on and off site, and
- the site cannot be capable of being determined as contaminated land under Part 2A of the Environmental Protection Act 1990,

5. No part of the development shall be commenced until all the highway works within the adopted highway have been constructed in accordance with a scheme that shall be submitted to and approved by the Local Planning Authority in consultation with the Highway Authority as part of a section 278 agreement, under the Highways Act 1980.
REASON: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway scheme/works are acceptable before work commences on site and to enable all construction traffic to enter and leave the premises in a safe manner without causing a hazard to other road users.

6. Prior to first occupation of the dwelling hereby approved, one Electric Vehicle Recharge point shall be provided integral to the curtilage of the property.
REASON: To enable and encourage the use of alternative fuel use for transport purposes in accordance with Policy 3 of the Central Lancashire Core Strategy

7. Prior to the commencement of any development, details of the foul drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. Foul water shall be drained on a separate system. No building shall be occupied until the approved foul drainage scheme has been completed to serve that buildings, in accordance with the approved details.
REASON: For the avoidance of doubt and to protect the living conditions of future occupants of the site in accordance with Policy 29 in the Central Lancashire Core Strategy

8. Prior to the commencement of any development, a surface water drainage scheme based upon the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of site conditions (inclusive of how the scheme shall be managed after completion) shall be submitted to and approved in writing by the Local Planning Authority.
The surface water drainage scheme must be in accordance with the Non-Statutory Technical Standards for sustainable Drainage Systems (March 2015) or any subsequent replacement national standards and unless otherwise agreed in writing by the Local Planning Authority, no surface water shall discharge to the public sewerage system either directly or indirectly.
The development shall be completed, maintained and managed in accordance with the approved details.
REASON: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution.

9. That any tree felling, vegetation clearance works, demolition work or other works that may affect nesting birds shall not take place during the nesting season, normally between March and August, unless the absence of nesting birds has been confirmed by further surveys or inspections and written approval has been given from the Local Planning Authority.
REASON: To protect habitats of wildlife in accordance with Policy 22 of the Central Lancashire Core Strategy.

10. No development shall commence until satisfactory details of the colour and texture of the facing and roofing materials together with the boundary treatment, driveways and internal access road to be used have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: To ensure the satisfactory detailed appearance of the development in accordance with Policy 17 of the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2015

11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order) no development of the type described in Classes A to G Part 1 of Schedule 2 of that Order shall be undertaken without the express permission of the Local Planning Authority.
REASON: To enable the Local Planning Authority to retain control over future development in the interest of residential amenity and the character and appearance of the area in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

12. All new dwellings are required to achieve a minimum Dwelling Emission Rate of 19% above 2013 Building Regulations.
REASON: Policy 27 of the Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4. However following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. As Policy 27 is an adopted Policy it is still possible to secure energy efficiency reduction as part of new residential schemes in the interests of minimising the environmental impact of the development.

13. Prior to the commencement of the development details shall be submitted to and approved in writing by the Local Planning Authority demonstrating that the dwellings will meet the required Dwelling Emission Rate. The development thereafter shall be completed in accordance with the approved details.
REASON: Policy 27 of the Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4. However, following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. As Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development. This needs to be provided prior to the commencement so is can be assured that the design meets the required dwelling emission rate.

14. No dwelling hereby approved shall be occupied until a SAP assessment (Standard Assessment Procedure), or other alternative proof of compliance (which has been previously agreed in writing by the Local Planning Authority) such as an Energy Performance Certificate, has been submitted to and approved in writing by the Local Planning Authority demonstrating that the dwelling has achieved the required Dwelling Emission Rate.
REASON: Policy 27 of the Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4. However, following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. As Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development.

15. The window to be fitted in the first floor of the elevation adjacent to Calico Crescent shall be fitted with obscured glazing and retained at all times thereafter.
REASON: To prevent undue overlooking and loss of privacy to the residents on Calico Crescent as required by the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026.
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Address: Former Fishwick?s Garage, Hewitt Street, Leyland, PR25 3SN

Applicant: Primrose Holdings

Development: Application for the variation of condition 2 of planning permission 07/2014/0555/FUL as varied by planning permission 07/2014/1154/VAR - Amend the site layout plan and floor plans relating to cycle storage provision (Amended Plan)

UNANIMOUSLY RESOLVED: Approved with conditions.
CONDITIONS:
1. The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the submitted plans Dwg 1409 02 Rev G proposed site layout; 1409 03 plots 1-5 elevations and layouts; 1409 06 plots 22-33 floor layouts; 1409 14 plots 22-29 elevations; 1409 16 plots 6-21 layouts; 1409 17 Plots 6-21 elevations; 1409 19 plots 30-33 elevations
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development

3. No development shall take place, including any works of demolition, until a Construction Management Plan has been submitted to, and approved in writing by, the local planning authority. The approved Plan shall be adhered to throughout the construction period. The Plan shall provide for:
I. the proposed times demolition, construction and/or piling activities will take place
II. the parking of vehicles of site operatives and visitors
III. loading and unloading of plant and materials
IV. storage of plant and materials used in constructing the development
V. the location of the site compound
VI. wheel washing/road sweeping measures
VII. measures to control the emission of dust and dirt during construction
VIII. measures to control the emission of noise during construction
IX. details of all external lighting to be used during the construction
X. a scheme for recycling/disposing of waste resulting from demolition and construction works
REASON: To safeguard the amenities of neighbouring properties in accordance Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the Partial Version Site Allocations Development Plan Document

4. Prior to the commencement of any works on site, details of the glazing specifications including acoustic trickle ventilation to plots 22-30 shall be submitted and agreed in writing with the local planning authority.
REASON: To safeguard the amenities of neighbouring properties in accordance with Policy 17 of the Central Lancashire Core Strategy.

5. Prior to the commencement of development, a scheme for the provision of foul and surface water drainage shall be submitted to and be approved in writing by the Local Planning Authority. The approved scheme shall be implemented in accordance with the approved plans during the development and shall be thereafter retained and maintained for the duration of the approved use.
REASON: For the avoidance of doubt and to protect the living conditions of future occupants of the site in accordance with Policy 29 in the Central Lancashire Core Strategy

6. That the development hereby permitted by carried out in accordance with the recommendations contained in the contaminated land report 'Walkover Survey and Desk Study' by Partington and Associates Ltd. On completion of the development/remedial works, the developer shall submit written confirmation, in the form of a verification report, to the Local Planning Authority, that all works were complete in accordance with the recommendations.
REASON: To ensure that the development will not cause pollution of ground and surface waters both on and off site, in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G14 in the Partial Version Site Allocations Development Plan Document

7. Before any site activity (construction or demolition) is commenced in association with the development, barrier fencing shall be erected around all trees to be retained on the site as detailed in the Tree Protection Plan which has been agreed by the local planning authority. The fencing shall be constructed and located in compliance with BS 5837 2012 - Trees in Relation to Design, Demolition and Construction - Recommendations. Within these fenced areas no development, vehicle manoeuvring, storage of materials or plant, removal or addition of soil may take place. This includes ground disturbance for utilities. The fencing shall not be moved in part or wholly without the written agreement of the local planning authority. The fencing shall remain in place until completion of all development works and removal of site vehicles, machinery, and materials in connection with the development.
REASON: To prevent damage to trees during construction works in accordance with Policy G13 in the Partial Version Site Allocations Development Plan Document

8. That the development hereby approved shall be carried out fully in accordance with Section 10 Recommendations and Implications in the submitted Extended Phase 1 Habitat Survey by The Tyrer Partnership dated 29 July 2014.
REASON: To ensure the protection of schedule species protected by the Wildlife and Countryside Act 1981 and so as to ensure work is carried out in accordance with Policy 22 in the Central Lancashire Core Strategy and Policy G16 in the Partial Version Site Allocations Development Plan Document

9. External lighting associated with the development shall be directional and designed to avoid excessive light spill and shall not illuminate bat roosting opportunities within the site or trees and hedgerows in the area. The principles of relevant guidance should be followed (e.g. the Bat Conservation Trust and Institution of Lighting Engineers guidance Bats and Lighting in the UK, 2009).
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy and Policy G16 in the Partial Version Site Allocations Development Plan Document

10. Prior to the commencement of development, a detailed method statement for the removal or long-term management /eradication of invasive plants, as identified under the Wildlife and Countryside Act 1981 shall be submitted to and approved in writing by the Local Planning Authority. The method statement shall include proposed measures to prevent the spread of invasive plants during any operations such as mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds / root / stem of any invasive plant covered under the Wildlife and Countryside Act 1981. Development shall proceed in accordance with the approved method statement.
REASON: The spread of invasive plants is prohibited under the Wildlife and Countryside Act 1981. Without measures to prevent spread as a result of the development there would be the risk of an offence being committed and avoidable harm to the environment recurs

11. Prior to first occupation of the (*) hereby approved, the associated parking spaces shall be drained and surfaced with a material to be agreed by the Local Planning Authority. This area shall be retained at all times thereafter and shall not be used for any purpose other than the parking of vehicles.
REASON: To ensure the provision and retention of adequate on-site parking facilities and to accord with Policy 3 in the Central Lancashire Core Strategy, Policy F1 and Policy G17 in the Partial Version Site Allocations Development Plan Document

12. No part of the development shall be commenced until all the highway works and off site works within the adopted highway have been constructed in accordance with a scheme that shall be submitted to and approved by the Local Planning Authority in consultation with the Highway Authority as part of a section 278 agreement, under the Highways Act 1980.
Reasons: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway scheme/works are acceptable before work commences on site and to enable all construction traffic to enter and leave the premises in a safe manner without causing a hazard to other road users, in accordance with Policy G17 in the Partial Version Site Allocations Development Plan Document

13. The new estate road for the development shall be constructed in accordance with the Lancashire County Council Specification for Construction of Estate Roads to at least base course level up to the entrance of the site compound before any development takes place within the site and shall be further extend before any development commences fronting the new access road.
REASON: To ensure that satisfactory access is provided to the site before the development hereby permitted becomes operative as required Policy G17 in the Partial Version Site Allocations Development Plan Document

14. No development shall be commenced until details of the proposed arrangements for future management and maintenance of the proposed streets within the development have been submitted to and approved by the local planning authority. The streets shall thereafter be maintained in accordance with the approved management and maintenance details until such time as an agreement has been entered into under section 38 of the Highways Act 1980 or a private management and Maintenance Company has been established.
REASON: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway scheme/works are acceptable before work commences on site and to be in accordance with Policy G17 in the Partial Version Site Allocations Development Plan Document.

15. Notwithstanding the details of the submitted plans, the proposed driveways and other hard standing areas shall be constructed using permeable materials on a permeable base, the details of which shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development. The development shall be carried out using the approved materials and shall be retained thereafter, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To improve water management and reduce the risk of flooding in accordance with Policy 29 in the Central Lancashire Core Strategy

16. The approved landscaping scheme shall be implemented in the first planting season following completion of the development or first occupation/use, whichever is the soonest, and shall be maintained thereafter for a period of not less than 5 years to the satisfaction of the local planning authority, in compliance with BS 5837 2012 - Trees in Relation to Design, Demolition and Construction - Recommendations. This maintenance shall include the watering, weeding, mulching and adjustment and removal of stakes and support systems, and shall include the replacement of any tree or shrub which is removed, becomes seriously damaged, seriously diseased or dies by the same species. The replacement tree or shrub must be of similar size to that originally planted.
REASON: In the interests of the amenity of the area in accordance with Policy 17 in the Central Lancashire Core Strategy, Policy G13 and Policy G17(e) in the Partial Version Site Allocations Development Plan Document

17. Prior to any works affecting land within 5m of Bannister Brook, a precautionary water vole survey should be undertaken. If water voles would be affected by the works, then a mitigation method statement should be submitted to, and approved by, the Local Planning Authority, in consultation with their ecological advisors. The approved mitigation measures shall be implemented in full.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy and Policy G16 in the Partial Version Site Allocations Development Plan Document

18. No work shall be commenced until satisfactory details of the colour and texture of the facing and roofing materials for the dwellings, the materials for the hard landscaped areas, using permeable materials where possible, and materials to be used for the boundary treatments have been submitted to and approved by the Local Planning Authority.
REASON: To ensure the satisfactory detailed appearance of the development in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17(a) in the Partial Version Site Allocations Development Plan Document
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Address: Meadowcroft, Pope Lane, Whitestake

Applicant: Meadowcroft Investments Limited

Agent: Mr Martin Richardson, Burnaby Villa, 48 Watling Street Road, Fulwood, Preston,
PR2 8BP

Development: Variation of condition 2 of planning approval 07/2012/0695/FUL to amend the site layout in respect of the re-location of the site turning head

UNANIMOUSLY RESOLVED: Approved with conditions.
CONDITIONS:
1. The development hereby permitted must be begun not later than the 15 May 2018, ie 5 years from the date of the original permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. The development, hereby permitted, shall be carried out in accordance with the submitted approved plans; Proposed Site Layout 0010 Rev E; Proposed Plans and Elevations - Housetype A 0100; Housetype B 0200 and Housetype C 0300; Garage details Type 1 G-01; Type 2 G-02; Type 3 G-03 and Type 4 G-04; Proposed Enclosure/Gate Details 0011;
REASON: To ensure a satisfactory standard of development in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

3. No work shall be commenced until satisfactory details of the colour and texture of the facing and roofing materials to be used have been submitted to and approved by the Local Planning Authority.
REASON: To ensure the satisfactory detailed appearance of the development in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

4. Prior to the commencement of development, a scheme for the provision of surface water drainage shall be submitted to and be approved in writing by the Local Planning Authority. The scheme shall include a surface water regulation system with the flow attenuated to a maximum discharge rate determined by United Utilities. The approved scheme shall be implemented in accordance with the approved plans during the development and shall be thereafter retained and maintained for the duration of the approved use.
REASON: For the avoidance of doubt and to protect the living conditions of future occupants of the site in accordance with Policy 29 in the Central Lancashire Core Strategy.

5. That prior to the commencement of development, including any works of demolition, a Construction Method Statement shall be submitted to, and be approved in writing by the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:
i) the parking of vehicles of site operatives and visitors
ii) loading and unloading of plant and materials
iii) storage of plant and materials used in constructing the development
iv) the erection and maintenance of security hoarding where appropriate
v) wheel washing facilities
vi) measures to control the emission of dust and dirt during construction
viii) a scheme for recycling / disposing of waste resulting from demolition and construction works
ix) a scheme for the removal of asbestos
REASON: In the interest of residential amenity and so that the Local Planning Authority shall be satisfied as to the details in accordance with Policy G17 in the South Ribble Local Plan 2012-2026.

6. Any construction works associated with the development shall not take place except between the hours of:
0800 hrs to 1800 hrs Monday to Friday
0800 hrs to 1300 hrs on Saturdays.
No construction shall take place on Sundays, Bank or Public Holidays unless otherwise agreed in writing with the Local Planning Authority
REASON: To safeguard the living conditions of nearby residents particularly with regard to the effects of noise in accordance with Policy G17 in the South Ribble Local Plan 2012-2026.

7. The new estate road shall be constructed in accordance with the Lancashire County Council Specification for Construction of Estate Roads to at least base course level before any development takes place within the site.
REASON: To ensure that satisfactory access is provided to the site before the development hereby permitted becomes operative.

8. Notwithstanding the provisions of the Town and Country Planning (General Development Procedure) Order 1995 and the Town and Country Planning (General Permitted Development) (Amendment) (No 2) (England) Order 2008, or any subsequent Orders or statutory provision re-enacting the provisions of these Orders, all garages shown on the approved plan shall be maintained as such and shall not be converted to or used for living accommodation without the prior written approval of the Local Planning Authority in consultation with the Highway Authority.
REASON: To satisfactory off-street parking facilities in accordance with Policy 17 of the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026.

9. No development shall commence until the mitigation measures indicated in the document entitled 'Extended Phase 1 Habitat Survey and Baseline Ecological Impact Assessment' dated October 2012 hereby approved have been fully implemented by a competent, professional person (as approved by the Wildlife Trust) to protect the habitat of bats. These measures shall be retained within the development at all times thereafter.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy

10. No tree felling, clearance works, demolition work or other works that may affect nesting birds shall take place between March and August inclusive, unless the absence of nesting birds has been confirmed by surveys or inspections.
REASON: To protect habitats of wildlife, in accordance with Policy 22 in the Central Lancashire Core Strategy

11. Before any development takes place within the site the visibility splays measuring 2.4 metres by 103 metres in both directions, measured along the centre line of the existing access road from the continuation of the nearer edge of the existing carriageway of Pope Lane, to the satisfaction of the Local Planning Authority. The land within these splays shall be maintained thereafter, free from obstructions such as walls, fences, trees, hedges, shrubs, ground growth or other structures within the splays in excess of 1.0 metre in height above the height at the centre line of the adjacent carriageway and 2.4m to the underside of the tree crown above the centre line of the adjacent carriageway.
REASON: To ensure adequate visibility at the street junction or site access in the interest of highway safety in accordance with Policy G17 in the South Ribble Local Plan 2012-2026

12. No development shall commence until details of the landscaping of the site including wherever possible the retention of existing trees and hedges have been submitted to, and approved in writing by, the local planning authority. The approved scheme shall be implemented in the first planting season following completion of the development, or first occupation/use, whichever is the soonest.
The approved scheme shall be maintained by the applicant or their successors in title thereafter for a period of 5 years to the satisfaction of the local planning authority. This maintenance shall include the replacement of any tree or shrub which is removed, becomes seriously damaged, seriously diseased or dies, by the same species or different species, and shall be agreed in writing by the local planning authority. The replacement tree or shrub must be of similar size to that originally planted.
Details submitted shall be compliant with BS4428:1989 Code of practice for general landscaping operations. Details shall also indicate the types and numbers of trees and shrubs, their distribution on site, those areas seeded, turfed, paved or hard landscaped, including details of any changes of level or landform and the types and details of all fencing and screening.
REASON: In the interests of the amenity of the area in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

13. That no work shall commence until satisfactory details of the foundation scheme to be used for Plot 6, which complies with Para 7.5 of BS5837:2012, have been submitted to and approved by the Local Planning Authority. The work shall then be carried out fully in accordance with the approved details.
REASON: In the interest of safeguarding the protected trees on the site in accordance with Policy G13 in the South Ribble Local Plan 2012-2026

14. Prior to commencement of the development (construction or demolition), a Tree Protection Plan shall be submitted with the application to be approved by the Local Planning Authority. The Tree Protection Plan shall be in accordance with Para 5.5 of BS5837: 2012 ' Trees in Relation to Design, Demolition and Construction - Recommendations'
REASON: To prevent damage to trees during construction works in accordance with Policy 17 in the Central Lancashire Core Strategy and G13 in the South Ribble Local Plan 2012-2026.

15. Before any site activity (construction or demolition) is commenced in association with the development, barrier fencing shall be erected around all trees to be retained on the site as detailed in the Tree Protection Plan which is to be agreed by the local planning authority. The fencing shall be constructed and located in compliance with BS 5837 2012 - Trees in Relation to Design, Demolition and Construction - Recommendations. Within these fenced areas no development, vehicle manoeuvring, storage of materials or plant, removal or addition of soil may take place. This includes ground disturbance for utilities. The fencing shall not be moved in part or wholly without the written agreement of the local planning authority. The fencing shall remain in place until completion of all development works and removal of site vehicles, machinery, and materials in connection with the development.
REASON: To prevent damage to trees during construction works in accordance with Policy 17 in the Central Lancashire Core Strategy and G13 in the South Ribble Local Plan 2012-2026.

16. Details of sensitive lighting proposals to minimise impacts on foraging bats should be submitted to and approved by the Local Planning Authority in consultation with its ecological advisors. The proposal should follow the latest recognised guidance and be implemented as part of the development.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy

17. No works shall commence until a fully detailed habitat creation/landscaping and management plan (to include adequate compensatory planting for any loss of trees, hedgerow, shrubs; management details of replacement planting and retained areas of semi-natural vegetation; replacement nesting opportunities for birds, including provisions for house sparrow and starling), has been submitted and approved by South Ribble Borough Council in consultation with specialist advisors. The plan should demonstrate maintenance and enhancement of biodiversity and include full details of planting mixes, translocation methods (if appropriate), habitat establishment proposals, aftercare, and long term management of both newly created habitat and habitat retained on site (e.g. hedgerows and woodland block). The approved plan shall be implemented in full.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy

18. The development shall not begin until details of the boundary treatments to the site boundaries and all boundaries within the site has been submitted to and approved in writing by the Local Planning Authority. The occupation of buildings or the commencement of the use shall not occur until the approved boundary treatment has been erected in accordance with the approved details and retained thereafter.
REASON: To ensure the provision and retention of adequate screening in the interest of amenity in accordance with Policy 17 of the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026
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Address: Meadowcroft Business Park, Pope Lane, Whitestake, Lancashire, PR4 4BA

Applicant: Mr & Mrs Cottrell

Agent: David Perry, Extended Design Limited, 97 The Farthings, Astley Village,
Chorley, PR7 1SH

Development: Substitution of house type to plot 8 of planning permission 07/2012/0695/FUL

UNANIMOUSLY RESOLVED: Approved with conditions.
CONDITIONS:

1. The development hereby permitted must be begun not later than the 15 May 2018, ie 5 years from the date of the original permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. The development, hereby permitted, shall be carried out in accordance with the submitted approved plans: Location Map 1643/100; Proposed Elevations 1643/101A; Proposed Ground Floor Layout 1643/102B; Proposed First Floor Layout 1643/103B; Proposed Second Floor Layout 1643/104B; Proposed Garage Layout 1643/110
REASON: To ensure a satisfactory standard of development in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

3. No work shall be commenced until satisfactory details of the colour and texture of the facing and roofing materials to be used have been submitted to and approved by the Local Planning Authority.
REASON: To ensure the satisfactory detailed appearance of the development in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

4. Prior to the commencement of development, a scheme for the provision of surface water drainage shall be submitted to and be approved in writing by the Local Planning Authority. The scheme shall include a surface water regulation system with the flow attenuated to a maximum discharge rate determined by United Utilities. The approved scheme shall be implemented in accordance with the approved plans during the development and shall be thereafter retained and maintained for the duration of the approved use.
REASON: For the avoidance of doubt and to protect the living conditions of future occupants of the site in accordance with Policy 29 in the Central Lancashire Core Strategy and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR.

5. That prior to the commencement of development, including any works of demolition, a Construction Method Statement shall be submitted to, and be approved in writing by the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:
i) the parking of vehicles of site operatives and visitors
ii) loading and unloading of plant and materials
iii) storage of plant and materials used in constructing the development
iv) the erection and maintenance of security hoarding where appropriate
v) wheel washing facilities
vi) measures to control the emission of dust and dirt during construction
viii) a scheme for recycling / disposing of waste resulting from demolition and construction works
ix) a scheme for the removal of asbestos
REASON: In the interest of residential amenity and so that the Local Planning Authority shall be satisfied as to the details in accordance with Policy G17 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

6. Any construction works associated with the development shall not take place except between the hours of:
0800 hrs to 1800 hrs Monday to Friday
0800 hrs to 1300 hrs on Saturdays.
No construction shall take place on Sundays, Bank or Public Holidays.
unless otherwise agreed in writing with the Local Planning Authority
REASON: To safeguard the living conditions of nearby residents particularly with regard to the effects of noise in accordance with Policy G17 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

7. The new estate road shall be constructed in accordance with the Lancashire County Council Specification for Construction of Estate Roads to at least base course level before any development takes place within the site.
REASON: To ensure that satisfactory access is provided to the site before the development hereby permitted becomes operative and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

8. Notwithstanding the provisions of the Town and Country Planning (General Development Procedure) Order 1995 and the Town and Country Planning (General Permitted Development) (Amendment) (No 2) (England) Order 2008, or any subsequent Orders or statutory provision re-enacting the provisions of these Orders, all garages shown on the approved plan shall be maintained as such and shall not be converted to or used for living accommodation without the prior written approval of the Local Planning Authority in consultation with the Highway Authority.
REASON: To satisfactory off-street parking facilities in accordance with Policy 17 of the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

9. No development shall commence until the mitigation measures indicated in the document entitled 'Extended Phase 1 Habitat Survey and Baseline Ecological Impact Assessment' dated October 2012 hereby approved have been fully implemented by a competent, professional person (as approved by the Wildlife Trust) to protect the habitat of bats. These measures shall be retained within the development at all times thereafter.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

10. No tree felling, clearance works, demolition work or other works that may affect nesting birds shall take place between March and August inclusive, unless the absence of nesting birds has been confirmed by surveys or inspections.
REASON: To protect habitats of wildlife, in accordance with Policy 22 in the Central Lancashire Core Strategy and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

11. Before any development takes place within the site the visibility splays measuring 2.4 metres by 103 metres in both directions, measured along the centre line of the existing access road from the continuation of the nearer edge of the existing carriageway of Pope Lane, to the satisfaction of the Local Planning Authority. The land within these splays shall be maintained thereafter, free from obstructions such as walls, fences, trees, hedges, shrubs, ground growth or other structures within the splays in excess of 1.0 metre in height above the height at the centre line of the adjacent carriageway and 2.4m to the underside of the tree crown above the centre line of the adjacent carriageway.
REASON: To ensure adequate visibility at the street junction or site access in the interest of highway safety in accordance with Policy G17 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

12. No development shall commence until details of the landscaping of the site including wherever possible the retention of existing trees and hedges have been submitted to, and approved in writing by, the local planning authority. The approved scheme shall be implemented in the first planting season following completion of the development, or first occupation/use, whichever is the soonest.
The approved scheme shall be maintained by the applicant or their successors in title thereafter for a period of 5 years to the satisfaction of the local planning authority. This maintenance shall include the replacement of any tree or shrub which is removed, becomes seriously damaged, seriously diseased or dies, by the same species or different species, and shall be agreed in writing by the local planning authority. The replacement tree or shrub must be of similar size to that originally planted.
Details submitted shall be compliant with BS4428:1989 Code of practice for general landscaping operations. Details shall also indicate the types and numbers of trees and shrubs, their distribution on site, those areas seeded, turfed, paved or hard landscaped, including details of any changes of level or landform and the types and details of all fencing and screening.
REASON: In the interests of the amenity of the area in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

13. That no work shall commence until satisfactory details of the foundation scheme to be used for Plot 6, which complies with Para 7.5 of BS5837:2012, have been submitted to and approved by the Local Planning Authority. The work shall then be carried out fully in accordance with the approved details.
REASON: In the interest of safeguarding the protected trees on the site in accordance with Policy G13 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

14. Prior to commencement of the development (construction or demolition), a Tree Protection Plan shall be submitted with the application to be approved by the Local Planning Authority. The Tree Protection Plan shall be in accordance with Para 5.5 of BS5837: 2012 ' Trees in Relation to Design, Demolition and Construction - Recommendations'
REASON: To prevent damage to trees during construction works in accordance with Policy 17 in the Central Lancashire Core Strategy and G13 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

15. Before any site activity (construction or demolition) is commenced in association with the development, barrier fencing shall be erected around all trees to be retained on the site as detailed in the Tree Protection Plan which is to be agreed by the local planning authority. The fencing shall be constructed and located in compliance with BS 5837 2012 - Trees in Relation to Design, Demolition and Construction - Recommendations. Within these fenced areas no development, vehicle manoeuvring, storage of materials or plant, removal or addition of soil may take place. This includes ground disturbance for utilities. The fencing shall not be moved in part or wholly without the written agreement of the local planning authority. The fencing shall remain in place until completion of all development works and removal of site vehicles, machinery, and materials in connection with the development.
REASON: To prevent damage to trees during construction works in accordance with Policy 17 in the Central Lancashire Core Strategy and G13 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

16. Details of sensitive lighting proposals to minimise impacts on foraging bats should be submitted to and approved by the Local Planning Authority in consultation with its ecological advisors. The proposal should follow the latest recognised guidance and be implemented as part of the development.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

17. No works shall commence until a fully detailed habitat creation/landscaping and management plan (to include adequate compensatory planting for any loss of trees, hedgerow, shrubs; management details of replacement planting and retained areas of semi-natural vegetation; replacement nesting opportunities for birds, including provisions for house sparrow and starling), has been submitted and approved by South Ribble Borough Council in consultation with specialist advisors. The plan should demonstrate maintenance and enhancement of biodiversity and include full details of planting mixes, translocation methods (if appropriate), habitat establishment proposals, aftercare, and long term management of both newly created habitat and habitat retained on site (e.g. hedgerows and woodland block). The approved plan shall be implemented in full.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR

18. The development shall not begin until details of the boundary treatments to the site boundaries and all boundaries within the site has been submitted to and approved in writing by the Local Planning Authority. The occupation of buildings or the commencement of the use shall not occur until the approved boundary treatment has been erected in accordance with the approved details and retained thereafter.
REASON: To ensure the provision and retention of adequate screening in the interest of amenity in accordance with Policy 17 of the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026 and as required by planning approval 07/2012/0695/FUL as varied by 07/2016/0567/VAR
?

Address: The Maltings Site, Hill Road South, Penwortham, Lancashire

Applicant: Homes and Communities Agency

Agent: Nexus Planning, Eastgate, 2 Castle Street, Manchester

Development: Outline application for residential development for the erection of up to 62 dwellings and apartments (means of access applied)

UNANIMOUSLY RESOLVED:

That Members be minded to approve the application, and that the decision is delegated to the Planning Manager in consultation with Chair and Vice-Chair of the Planning Committee upon successful completion of a Section 106 Agreement to secure a financial contribution towards public open space and on-site affordable housing.

RECOMMENDED CONDITIONS:

1. No development shall commence until approval of the details of the Appearance, Landscaping, Layout and Scale hereinafter called 'the reserved matters', has been obtained from the Local Planning Authority in writing. An application for approval of reserved matters must be made no longer than the expiration of three years beginning with the date of this permission and the development must be commenced not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.
REASON: Required to be pursuant to section 92 of the Town and Country Planning Act 1990

2. The development shall not begin until a scheme for the provision of affordable housing/starter homes to include numbers, type, tenure and location on the site has been approved in writing by the Local Planning Authority. The affordable housing/starter homes shall thereafter be provided in accordance with the approved scheme.
REASON: To ensure the provision of affordable housing on-site in accordance with Policy 7 of the Central Lancashire Core Strategy and the Affordable Housing Supplementary Planning Document.

3. The development hereby permitted shall be carried out with reference to the following approved plans and suite of documents:
? Lancashire Constabulary Security & Crime Analysis (17.6.16)
? Ecological Assessment (TEP Ref 5060: July 2016)
? Utility Statement (Arup Ref 229009: 1.8.2016)
? Flood Risk Assessment (Mouchel: 26.7.16)
? Planning Statement (Nexus Planning: July 2016)
? Design & Access Statement (Nexus Planning: July 2016)
? Transport Statement (Mouchel Ref 1073799-01: July 2016)
? Geo-environmental Appraisal Report Clancy Ref 10/0563/001: April 2014
? Tree and Arboricultural Impact Assessment (Mouchel: 26.7.16)
? Proposed Site Plan SXC21802: 19.2.16
? Illustrative Masterplan (Broadway Malyan: July 2016)
? Topographical Survey (ND Oliver 6735/007/1 Rev 0: February 2015)
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development in accordance with Policy 17 of the Central Lancashire Core Strategy and Local Plan 2012-2026 Policy G17

4. No work shall be commenced until satisfactory details of the colour and texture of the facing and roofing materials to be used have been submitted to and approved by the Local Planning Authority.
REASON: To ensure the satisfactory detailed appearance of the development in accordance with Policy 17 of the Central Lancashire Core Strategy and Local Plan 2012-2026 Policy G17

5. Prior to the commencement of the development hereby approved a scheme for the disposal of foul water shall be submitted to and approved in writing by the Local Planning Authority. This scheme shall take into account the recommendations of approved Flood Risk Assessment (Mouchel July 2016). Foul shall be drained on a separate system. This scheme, which shall be maintained and managed in accordance with the approved details, shall be implemented during construction and no building shall be occupied until the approved scheme has been completed to serve that building
REASON: To safeguard local watercourses and avoid pollution of the water environment in accordance with Policy 29 in the Central Lancashire Core Strategy

6. Prior to the commencement of any development, a surface water drainage scheme and means of disposal based on sustainable drainage principles and the recommendations of approved Flood Risk Assessment (Mouchel July 2016), with evidence of an assessment of the site condition (inclusive of post-completion management) shall be submitted to, and approved in writing by the Local Planning Authority. The scheme shall include, but is not limited to:
? Information about the lifetime of the development design storm period and intensity (1 in 30 and 1 in 100+ allowance for climate change), discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance and easements where applicable, the methods employed taken to delay and control surface water discharged from the site, and measures taken to prevent flooding and pollution of the receiving groundwater and/or surface water including watercourses and details of floor levels
? The drainage scheme should demonstrate that the surface water run off must not exceed the existing green-field rate, and shall subsequently be implemented in accordance with the approved details before the development is completed.
? Any works required off site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culvers where relevant)
? Flood water exceedance routes both on and off site
? A timetable for implementation, including phasing where applicable
? Site investigation and test results to confirm infiltration rates
? Details of water quality controls where applicable
The development shall be completed, maintained and managed in accordance with the timing and phasing arrangements embodied within the approved drainage scheme, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To prevent flooding by ensuring a satisfactory storage and/or disposal of surface water from the site, and to reduce the risk of flooding to the proposed development elsewhere and to future users in accordance with Policy 29 in the Central Lancashire Core Strategy

7. Prior to the commencement of development hereby approved, and with specific reference to the findings of approved Geo-Technical Appraisal Report (Clancy 10/0563/001: April 2014) the following information shall be submitted to the Local Planning Authority (LPA) for approval in writing:
a) Full details of the results of the gas monitoring carried out on site shall be forwarded for agreement to the local planning authority.
b) Following analysis of the results if required a Remediation Statement, detailing the recommendations and remedial measures to be implemented within the site. Any works identified in these reports shall be undertaken when required with all remedial works implemented by the developer prior to occupation of the first and subsequent dwellings.
c) On completion of the development/remedial works, the developer shall submit written confirmation, in the form of a Verification Report, to the LPA, that all works were completed in accordance with the agreed Remediation Statement.
REASON: To ensure that the site investigation and remediation strategy will not cause pollution of ground and surface waters both on and off site, in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G14 in the South Ribble Local Plan 2012-2026

8. Prior to the importation of any subsoil and/or topsoil material into the proposed development site, a Desk Study shall be undertaken to assess the suitability of the proposed material to ensure it shall not pose a risk to human health as defined under Part IIA of the Environmental Protection Act 1990. The soil material shall be sampled and analysed by a Competent Person. The details of the sampling regime and analysis shall be submitted to and agreed in writing by the Local Planning Authority prior to the work taking place.
A Verification Report which contains details of sampling methodologies and analysis results and which demonstrates the material does not pose a risk to human health shall be submitted to the Local Planning Authority for approval in writing.
REASON: To protect human health and the environment in the interests of residential amenity in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G14 in the South Ribble Local Plan 2012-2026

9. No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:
? proposed suitable times of construction.
? parking of vehicles of site operatives and visitors
? loading and unloading of plant and materials
? storage of plant and materials used in constructing the development
? location of site compound
? suitable wheel washing facilities for vehicles leaving site. Details also to include mechanical sweeping of roads adjacent to the site.
? measures to control the emission of dust and dirt during construction
? measures to control the emission of noise during construction
? details of external lighting to be used during construction
? a scheme for recycling/disposing of waste resulting from demolition and construction works
? anticipated delivery times
REASON: To safeguard the amenities of neighbouring properties in accordance with Policy 17 of the Central Lancashire Core Strategy and Local Plan 2012-2026 Policy G17

10. Prior to occupation of the first dwelling, a Management and Maintenance Plan for the laying out, landscaping, maintenance and retention of any formal or informal public open space and landscaped areas (with reference to approved Illustrative Masterplan: Broadway Malyan: July 2016) shall be submitted to the Local Planning Authority for approval in writing. The development shall proceed in accordance with the agreed scheme which shall be managed and maintained by a private management company (details of which shall also be provided to and agreed with the Council) and this public open space shall remain free from development thereafter.
REASON: In the interests of residential amenity so as to accord with Policy 18 of the Core Strategy.

11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order) no development of the type described in Classes A-H Part 1 of Schedule 2 of that Order shall be undertaken without the express permission of the local planning authority.
REASON: To retain control over future development in the interest of amenity and the character and appearance of the development and to accord with Policy 17 of the Central Lancashire Core Strategy and Policy G17 in South Ribble Local Plan 2012-2026

12. All new dwellings are required to achieve a minimum Dwelling Emission Rate of 19% above 2013 Building Regulations.
REASON: Policy 27 of the Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4. However following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. As Policy 27 is an adopted Policy it is still possible to secure energy efficiency reduction as part of new residential schemes in the interests of minimising the environmental impact of the development.

13. Prior to the commencement of construction of the first dwelling details shall be submitted to and approved in writing by the Local Planning Authority demonstrating that each dwelling will meet the required Dwelling Emission Rate. The development thereafter shall be completed in accordance with the approved details.
REASON: Policy 27 of the Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4. However, following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. As Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development. This needs to be provided prior to the commencement so is can be assured that the design meets the required dwelling emission rate

14. No dwelling hereby approved shall be occupied until a SAP assessment (Standard Assessment Procedure), or other alternative proof of compliance (which has been previously agreed in writing by the Local Planning Authority) such as an Energy Performance Certificate, has been submitted to and approved in writing by the Local Planning Authority demonstrating that the dwelling has achieved the required Dwelling Emission Rate.
REASON: Policy 27 of the Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4. However, following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. As Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development.

15. Before any site activity (construction or demolition) is commenced in association with the development, barrier fencing shall be erected around all trees to be retained on the site as detailed in the Tree Protection Plan which has been agreed by the local planning authority. The fencing shall be constructed and located in compliance with BS 5837 2012 - Trees in Relation to Design, Demolition and Construction - Recommendations. Within these fenced areas no development, vehicle manoeuvring, storage of materials or plant, removal or addition of soil may take place. This includes ground disturbance for utilities. The fencing shall not be moved in part or wholly without the written agreement of the local planning authority. The fencing shall remain in place until completion of all development works and removal of site vehicles, machinery, and materials in connection with the development.
REASON: To prevent damage to trees during construction works in accordance with Policy G13 in the South Ribble Local Plan 2012-2026

16. During construction and site clearance, no machinery shall be operated, no processes carried out or deliveries taken at or dispatched from the site outside the following times:
0800 hrs to 1800 hrs Monday to Friday
0800 hrs to 1300 hrs Saturday
No activities shall take place on Sundays, Bank or Public Holidays.
REASON: To safeguard the living conditions of nearby residents particularly with regard to the effects of noise in accordance with Policy 17 in the Central Lancashire Core Strategy

17. Prior to commencement of work on site, details of the landscaping of the site including the retention of existing trees and hedges, or mitigation where trees are removed have been submitted to, and approved in writing by, the local planning authority. The approved scheme which shall include soft landscaping to denote the garden boundaries to all properties shall be implemented in the first planting season following completion of the development, or first occupation/use, whichever is the soonest.
The approved scheme shall be maintained by the applicant or their successors in title thereafter for a period of 5 years to the satisfaction of the local planning authority. This maintenance shall include the replacement of any tree or shrub which is removed, becomes seriously damaged, seriously diseased or dies, by the same species or different species, and shall be agreed in writing by the local planning authority. The replacement tree or shrub must be of similar size to that originally planted.
Details submitted shall be compliant with 'BS 5837 2012 - Trees in Relation to Design, Demolition and Construction - Recommendations' and shall include details of trees and hedges to be retained or removed, root protection zones, barrier fencing, and a method statement for all works in proximity to those trees or hedges to be retained during the development and construction period. Details shall also indicate the types and numbers of trees and shrubs, their distribution on site, those areas seeded, turfed, paved or hard landscaped, including details of any changes of level or landform and the types and details of all fencing and screening.
REASON: In the interests of the amenity of the area in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G8 in the South Ribble Local Plan 2012-2026

18. Should the development not have commenced within 12 months of the date of this permission, a re-survey be carried out to establish whether bats or other protected species are present at the site shall be undertaken by a suitably qualified person or organisation. In the event of the survey confirming the presence of such species details of measures, including timing, for the protection or relocation of the species shall be submitted to and agreed in writing by the Local Planning Authority and the agreed measures implemented.
REASON: To ensure the protection of schedule species protected by the Wildlife and Countryside Act 1981 and so as to ensure work is carried out in accordance with Policy 22 in the Central Lancashire Core Strategy and Policy G16 in the South Ribble Local Plan 2012-2026

19. Details of bat roosting opportunities within the site shall be provided and agreed in writing by the Local Planning Authority, and in accordance with the details provided at Paragraph 4.18 in the approved Ecological Assessment (TEP Ref 5060: July 2016). These shall be installed prior to occupation of the first dwelling onsite, and retained thereafter.
REASON: To ensure adequate provision is made for these protected species in accordance with Policy 22 of the Central Lancashire Core Strategy and Policy G16 in the South Ribble Local Plan 2012-2026

20. If the presence of bats, barn owls, great crested newts or other protected species is detected or suspected on the development site at any stage before or during development or site preparation, works must not continue until Natural England has been contacted regarding the need for a licence.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy and Policy G16 in the South Ribble Local Plan 2012-2026

21. No tree felling, clearance works, demolition work or other works that may affect nesting birds shall take place between March and August inclusive, unless the absence of nesting birds has been confirmed by surveys or inspections.
REASON: To protect habitats of wildlife, in accordance with Policy 22 in the Central Lancashire Core Strategy

22. External lighting associated with the development shall be directional and designed to avoid excessive light spill and shall not illuminate bat roosting opportunities within and surrounding the site, or trees and hedgerows in the area. The principles of relevant guidance should be followed (e.g. the Bat Conservation Trust and Institution of Lighting Engineers guidance Bats and Lighting in the UK, 2009).
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy and Policy G16 in the South Ribble Local Plan 2012-2026

23. Cycling facilities to be provided in accordance with a scheme to be approved by the Local Planning Authority. These shall be provided in accordance with the approved plan, before occupation of the first dwelling hereby permitted becomes operative and permanently maintained thereafter.
Reason: To allow for the effective use of the parking areas the promotion of sustainable forms of transport and aid social inclusion.

24. The development hereby approved shall not be brought into use until details of facilities for the storage of refuse and waste materials for each property have been submitted to and approved by the Local Planning Authority and completed entirely in accordance with the approved scheme. The approved facilities shall be retained thereafter unless otherwise agreed in writing with the Local Planning Authority.
REASON: To safeguard the character and visual appearance of the area and to safeguard the living conditions of any nearby residents particularly with regard to odours and/or disturbance in accordance with Policy 27 in the Central Lancashire Core Strategy and Local Plan 2012-2026 Policy G17

25. Prior to first occupation of the dwellings hereby approved, one Electric Vehicle Recharge point shall be provided to all dwellings with one or more off-street parking space/garage space integral to the curtilage of the property.
REASON: To enable and encourage the use of alternative fuel use for transport purposes in accordance with Policy 3 of the Central Lancashire Core Strategy
?

(Councillors Hughes and Nelson, who were in the audience, both declared prejudicial interests in the following planning application as they lived close to the application site. Both councillors were able to speak on the application if they wished to do so, prior to leaving the meeting during the consideration of the application.)

Address: 22 Wateringpool Lane, Lostock Hall, Preston, PR5 5AP

Applicant: Mr & Mrs Armstrong

Agent: Denise Harley, 56A Liverpool Road, Penwortham, Preston, PR1 0DQ

Development: Single storey side and rear extension

UNANIMOUSLY RESOLVED: Approved with conditions.
CONDITIONS:

1. The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. All external facing materials shall match in colour, form and texture to those on the existing building.
REASON: In the interests of the visual amenity of the area and so that the Local Planning Authority shall be satisfied as to the details in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

3. The development, hereby permitted, shall be carried out in accordance with the submitted approved plans Dwg DD/1258/2 Rev C.
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development

4. That none of the areas of the new roof to be created as part of the single storey side and rear extensions shall be used as a balcony without the written consent of the Local Planning Authority.
REASON: In order to protect the amenities of adjoining residents in accordance with Policy G17 of the Adopted South Ribble Local Plan.
?

(Councillor Walton declared a personal interest in the following item as he was a neighbour of the applicant but as he did not socialise with him or know him on a personal level was able under the Code of Conduct for Elected Members to remain in the meeting during the consideration of the application. James Wallwork, Democratic Services Officer, declared a personal interest in the following item as he lived reasonably close to the application site, but was able under the employee?s code of conduct to remain in the meeting during the consideration of the application.)

Address: Oaklands Convent, Moss Lane, Leyland, PR25 4SH

Applicant: Mr Anthony Abram,

Agent: Mr Chris Weetman, 1 Reeveswood, Eccleston, Chorley, PR7 5RS

Development: Conversion of existing convent to create a 35 bedroomed residential care home together with two storey side extensions, additional car parking and landscaping

UNANIMOUSLY RESOLVED: Approved with conditions.

CONDITIONS:

1. The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the approved plans and suite of documents as follows:
? Planning Statement (CW Planning Solutions)
? Noise Impact Assessment (Sound Advice. Ref AbramOaklands: June 2016)
? Protected Species Report (Ecology Services: August 2016)
? E167A Elevations (Neil Anyon)
? L46/16A Landscaping (Neil Anyon)
? 46/10A External Works (Neil Anyon)
? FF46/16A First Floor Layout (Neil Anyon)
? G46/16A Ground Floor Layout (Neil Anyon)
? Location Plan 37/12A (Neil Anyon)
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development in accordance with Policy 17 of the Central Lancashire Core Strategy and Local Plan 2012-2026 Policy G17

3. No work shall be commenced until satisfactory details of the colour and texture of the facing and roofing materials to be used have been submitted to and approved by the Local Planning Authority.
REASON: To ensure the satisfactory detailed appearance of the development in accordance with Policy 17 of the Central Lancashire Core Strategy and Local Plan 2012-2026 Policy G17

4. Notwithstanding the provision of the Town and Country Planning (Use Classes) Order 1987 (as amended) Paragraph 3(1) or any provision equivalent to this in any statutory instrument revoking and re-enacting this Order, the use of the premises shall be restricted to the use applied for - namely residential rest home for the elderly, unless the prior consent of the Local Planning Authority is obtained.
REASON: To enable the Local Planning Authority to retain control over the impact of the development on residential amenity and/or highway safety in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

5. Prior to the commencement of the development hereby approved a scheme for the disposal of foul water shall be submitted to and approved in writing by the Local Planning Authority. Foul shall be drained on a separate system. Once approved this scheme, which shall be maintained and managed in accordance with the approved details, shall be implemented during construction and no building shall be occupied until the approved scheme has been completed to serve that building
REASON: To safeguard local watercourses and avoid pollution of the water environment in accordance with Policy 29 in the Central Lancashire Core Strategy

6. Prior to the commencement of any development, a surface water drainage scheme and means of disposal based on sustainable drainage principles, with evidence of an assessment of the site condition (inclusive of post-completion management) shall be submitted to, and approved in writing by the Local Planning Authority. The scheme shall include, but is not limited to:
? Information about the lifetime of the development design storm period and intensity (1 in 30 and 1 in 100+ allowance for climate change), discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance and easements where applicable, the methods employed taken to delay and control surface water discharged from the site, and measures taken to prevent flooding and pollution of the receiving groundwater and/or surface water including watercourses and details of floor levels
? The drainage scheme should demonstrate that the surface water runoff must not exceed the existing green-field rate, and shall subsequently be implemented in accordance with the approved details before the development is completed.
? Any works required off site to ensure adequate discharge of surface water without causing flooding or pollution
? Flood water exceedance routes both on and off site
? A timetable for implementation, including phasing where applicable
? Site investigation and test results to confirm infiltration rates
? Details of water quality controls where
? The development shall be completed, maintained and managed in accordance with the timing and phasing arrangements embodied within the scheme, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To prevent flooding by ensuring a satisfactory storage and/or disposal of surface water from the site, and to reduce the risk of flooding to the proposed development elsewhere and to future users in accordance with Policy 29 in the Central Lancashire Core Strategy

7. No development shall commence until details of an appropriate management and maintenance plan for the sustainable drainage system for the lifetime of the development have been submitted to and agreed in writing by the Local Planning Authority. The plan shall as a minimum include:
? The arrangements for adoption by an appropriate public body or statutory undertaker, management and maintenance by a Residents' Management Company
? Arrangements concerning appropriate funding mechanisms for its on-going maintenance of all elements of the sustainable drainage system (including mechanical components) and will include elements such as:
? on-going inspections relating to performance and asset condition assessments
? operation costs for regular maintenance, remedial works and irregular maintenance caused by less sustainable limited life assets or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime;
? Means of access for maintenance and easements where applicable.
The plan shall be implemented in accordance with the approved details prior to first occupation of the rest home hereby approved or completion of the development, whichever is the sooner. Thereafter the sustainable drainage system shall be managed and maintained in accordance with the approved details.
REASON: To ensure that appropriate and sufficient funding and maintenance mechanisms are put in place for the lifetime of the development, to reduce flood risk to the development as a result of inadequate maintenance and to identify the responsible organisation/body/company/undertaker for the sustainable drainage system in accordance with Policy 29 in the Central Lancashire Core Strategy

8. Before any site activity (construction or demolition) is commenced in association with the development, barrier fencing shall be erected around all trees to be retained on the site. The fencing shall be constructed and located in compliance with BS 5837 2012 - Trees in Relation to Design, Demolition and Construction - Recommendations. Within these fenced areas no development, vehicle manoeuvring, storage of materials or plant, removal or addition of soil may take place. This includes ground disturbance for utilities. The fencing shall not be moved in part or wholly without the written agreement of the local planning authority. The fencing shall remain in place until completion of all development works and removal of site vehicles, machinery, and materials in connection with the development.
REASON: To prevent damage to trees during construction works in accordance with Policy G13 in the South Ribble Local Plan 2012-2026

9. No work shall commence within the root protection area of the protected Oak tree (western boundary) until a suitable engineering solution which utilises a 'no-dig' method allowing for continual root development on a permeable surface suitable for vehicle parking e.g. cellweb or other similar shall be submitted to, and approved in writing by the Local Planning Authority.
REASON: To prevent damage to trees during construction works in accordance with Policy G13 in the South Ribble Local Plan 2012-2026

10. Prior to the commencement of development hereby approved, the following information shall be submitted to the Local Planning Authority (LPA) for approval in writing:
a) A Desk Study which assesses the risk of the potential for on-site contamination and ground gases and migration of both on & off-site contamination and ground gases.
b) If the Desk Study identifies potential contamination and ground gases, a detailed Site Investigation shall be carried out to address the nature, degree and distribution of contamination and ground gases and shall include an identification and assessment of the risk to receptors as defined under the Environmental Protection Act 1990, Part IIA, focusing primarily on risks to human health and controlled waters. The investigation shall also address the implications of the health and safety of site workers, of nearby occupied building structures, on services and landscaping schemes and on wider environmental receptors including ecological systems and property.
The sampling and analytical strategy shall be submitted to and approved in writing by the LPA prior to the start of the site investigation survey.
c) A Remediation Statement, detailing the recommendations and remedial measures to be implemented within the site.
Any works identified in these reports shall be undertaken when required with all remedial works implemented by the developer prior to occupation of the first and subsequent dwellings.
d) On completion of the development/remedial works, the developer shall submit written confirmation, in the form of a Verification Report, to the LPA, that all works were completed in accordance with the agreed Remediation Statement.
REASON: To ensure that the site investigation and remediation strategy will not cause pollution of ground and surface waters both on and off site, in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G14 in the South Ribble Local Plan 2012-2026

11. Prior to the importation of any subsoil and/or topsoil material into the proposed development site, a Desk Study shall be undertaken to assess the suitability of the proposed material to ensure it shall not pose a risk to human health as defined under Part IIA of the Environmental Protection Act 1990. The soil material shall be sampled and analysed by a Competent Person. The details of the sampling regime and analysis shall be submitted to and agreed in writing by the Local Planning Authority prior to the work taking place.
A Verification Report which contains details of sampling methodologies and analysis results and which demonstrates the material does not pose a risk to human health shall be submitted to the Local Planning Authority for approval in writing.
REASON: To protect human health and the environment in the interests of residential amenity in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G14 in the South Ribble Local Plan 2012-2026

12. No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:
a) proposed suitable times of construction which take into account the safe and practical operation of the St Catherine's Primary School.
b) parking of vehicles of site operatives and visitors
c) loading and unloading of plant and materials
d) storage of plant and materials used in constructing the development
e) location of site compound
f) suitable wheel washing facilities for vehicles leaving site. Details also to include mechanical sweeping of roads adjacent to the site.
g) measures to control the emission of dust and dirt during construction
h) measures to control the emission of noise during construction
i) details of external lighting to be used during construction
j) a scheme for recycling/disposing of waste resulting from demolition and construction works
k) anticipated delivery times
REASON: To safeguard the amenities of neighbouring properties in accordance with Policy 17 of the Central Lancashire Core Strategy and Local Plan 2012-2026 Policy G17

13. The development hereby permitted shall be registered with the Building Research Establishment (BRE) under BREEAM and constructed to achieve a BREEAM rating of 'Very Good' (or where possible in urban areas ('Excellent'. No phase or sub-phase of the development shall commence until a Design Stage Assessment Report showing that the development will achieve a BREEAM rating of 'Very Good' or 'Excellent' has been submitted to and approved by the Local Planning Authority
REASON: To be in accordance with Policy 27 in the Central Lancashire Core Strategy

14. Prior to first occupation of the development hereby approved, a BRE issued Design Stage Certificate demonstrating that the development has achieved a BREEAM rating of 'Very Good' (or where possible in urban areas) 'Excellent' has been submitted to and approved by the Local Planning Authority.
REASON: To be in accordance with Policy 27 in the Central Lancashire Core Strategy.

15. On completion of the development hereby approved a Building Research Establishment issued Post Construction Review Certificate confirming that the development has achieved a BREEAM rating of 'Very Good' (or where possible in urban area) 'Excellent' has been submitted to and approved in writing by the Local Planning Authority.
REASON: To be in accordance with Policy 27 in the Central Lancashire Core Strategy

16. Prior to commencement of works, details of the perimeter bunding and glazing specifications to be employed as part of the development shall be submitted to, and agreed in writing by the Local Planning Authority. These shall be in line with the findings/recommendations of the approved Noise Impact Assessment (Sound Advice. Ref AbramOaklands: June 2016), and following completion but prior to first occupation, confirmation that the agreed glazing and ventilation systems have been installed shall be submitted to, and agreed in writing by the Local Planning Authority.
REASON: To safeguard the amenities of neighbouring properties in accordance with Policy 17 in the Central Lancashire Core Strategy and Local Plan Policy G17

17. Should the development not have commenced within 12 months of the date of this permission, a re-survey be carried out to establish whether bats or other protected species are present at the site shall be undertaken by a suitably qualified person or organisation. In the event of the survey confirming the presence of such species details of measures, including timing, for the protection or relocation of the species shall be submitted to and agreed in writing by the Local Planning Authority and the agreed measures implemented.
REASON: To ensure the protection of schedule species protected by the Wildlife and Countryside Act 1981 and so as to ensure work is carried out in accordance with Policy 22 in the Central Lancashire Core Strategy and Policy G16 in the South Ribble Local Plan

18. Details of proposed bat and bird roosting opportunities within the site shall be provided and agreed in writing by the Local Planning Authority, and in accordance with Para 118 of the National Planning Policy Framework. These shall be installed prior to occupation of the facility hereby approved and retained thereafter.
REASON: To ensure adequate provision is made for these protected species in accordance with Policy 22 of the Central Lancashire Core Strategy and Policy G16 in the South Ribble Local Plan

19. If the presence of bats, barn owls, great crested newts or other protected species is detected or suspected on the development site at any stage before or during development or site preparation, works must not continue until Natural England has been contacted regarding the need for a licence.
REASON: To ensure that adequate provision is made for these protected species in accordance with Policy 22 in the Central Lancashire Core Strategy and Local Plan Policy G16

20. No tree felling, clearance works, demolition work or other works that may affect nesting birds shall take place between March and August inclusive, unless the absence of nesting birds has been confirmed by surveys or inspections.
REASON: To protect habitats of wildlife, in accordance with Policy 22 in the Central Lancashire Core Strategy

21. During construction and site clearance, no machinery shall be operated, no processes carried out or deliveries taken at or dispatched from the site outside the following times:
0800 hrs to 1800 hrs Monday to Friday
0800 hrs to 1300 hrs Saturday
No activities shall take place on Sundays, Bank or Public Holidays.
REASON: To safeguard the living conditions of nearby residents particularly with regard to the effects of noise in accordance with Policy 17 in the Central Lancashire Core Strategy

22. The development hereby approved shall not be brought into use until the waste storage area denoted on approved plan L461/16A (Neil Anyone Architectural) has been provided. The approved facilities shall be retained thereafter unless otherwise agreed in writing with the Local Planning Authority.
REASON: To safeguard the character and visual appearance of the area and to safeguard the living conditions of any nearby residents particularly with regard to odours and/or disturbance in accordance with Policy 27 in the Central Lancashire Core Strategy and Local Plan 2012-2026 Policy G17

23. Prior to first occupation of the dwellings hereby approved, three Electric Vehicle Recharge point shall be provided to all dwellings with one or more off-street parking space/garage space integral to the curtilage of the property.
REASON: To enable and encourage the use of alternative fuel use for transport purposes in accordance with Policy 3 of the Central Lancashire Core Strategy

24. Prior to first occupation of the development hereby approved, the associated parking spaces shall be drained and surfaced with a material to be agreed by the Local Planning Authority. This area shall be retained at all times thereafter and shall not be used for any purpose other than the parking of vehicles.
REASON: To ensure the provision and retention of adequate on-site parking in the interests of residential amenity and highway safety as required by Policy F1 and Policy G17 in the South Ribble Local Plan 2012-2026

25. Prior to first occupation of the development hereby approved, the acoustic fencing and earth bund shall be erected as approved by the Local Planning Authority. The approved acoustic fence and earth bund shall be retained and maintained at all times thereafter.
REASON: To ensure the provision and retention of adequate screening in the interest of amenity and to accord with Policy 17 in the Central Lancashire Core Strategy
?

Address: 327 Dunkirk Lane, Moss Side, Leyland, Lancashire, PR26 7SY

Applicant: Mr Liam Derbyshire

Agent: Mr Neil Sharp, 20 Kenford Drive, Wigan, WN3 6JW

Development: Erection of one detached dwelling following demolition of existing bungalow and garage

UNANIMOUSLY RESOLVED: Approved with conditions.

CONDITIONS:

1. The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. The development, hereby permitted, shall be carried out in accordance with the approved plans:
Drawing DL-11 entitled Existing plans and elevations and site plan
Drawing No.DL-11 Rev B entitled Proposed elevations Drawing No. DL-04 entitled Proposed Site Plan
or any subsequent amendments to those plans that have been agreed in writing by the Local Planning Authority.
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development

3. Prior to the commencement of development hereby approved, the following information shall be submitted to the Local Planning Authority (LPA) for approval in writing:
a) A Desk Study which assesses the risk of the potential for on-site contamination and ground gases and migration of both on & off-site contamination and ground gases.
b) If the Desk Study identifies potential contamination and ground gases, a detailed Site Investigation shall be carried out to address the nature, degree and distribution of contamination and ground gases and shall include an identification and assessment of the risk to receptors as defined under the Environmental Protection Act 1990, Part IIA, focusing primarily on risks to human health and controlled waters. The investigation shall also address the implications of the health and safety of site workers, of nearby occupied building structures, on services and landscaping schemes and on wider environmental receptors including ecological systems and property.
The sampling and analytical strategy shall be submitted to and approved in writing by the LPA prior to the start of the site investigation survey.
c) A Remediation Statement, detailing the recommendations and remedial measures to be implemented within the site.
Any works identified in these reports shall be undertaken when required with all remedial works implemented by the developer prior to occupation of the first and subsequent dwellings.
On completion of the development/remedial works, the developer shall submit written confirmation, in the form of a Verification Report, to the LPA, that all works were completed in accordance with the agreed Remediation Statement.
REASON: To ensure that the site investigation and remediation strategy will not cause pollution of ground and surface waters both on and off site, in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G14 in the South Ribble Local Plan 2012-2026

4. During the site preparation and construction of the development no machinery, plant or powered tools shall be operated outside the hours of 08:00 to 18:00 Monday to Friday 09:00 - 13:00 on Saturdays.
No construction shall take place at anytime on Sundays or nationally recognised Bank Holidays.
No deliveries of construction materials or removal of construction waste shall be undertaken outside the hours of 09:00 - 17:00 Monday to Friday. No deliveries or removal of waste shall be carried out at weekends or nationally recognised Bank Holidays.
REASON: To safeguard the amenities of neighbouring properties in accordance with Policy 17 of the Central Lancashire Core Strategy.

5. There shall be no burning of waste material or vegetation on site.
REASON: In the interests of the amenity and to safe guard the living conditions of the nearby residents in accordance with Policy 17 in the Central Lancashire Core Strategy.

6. Prior to commencement of any development, a surface water drainage scheme, based on the hierarchy of drainage options in the National Planning Practice Guidance with evidence of an assessment of the site conditions shall be submitted to and approved in writing by the Local Planning Authority subject to full formal consultation with United Utilities and the Environment Agency.
The surface water drainage scheme must be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards and unless otherwise agreed in writing by the Local Planning Authority, no surface water shall discharge to the public sewer system either directly or indirectly.
The development shall be completed, maintained and managed in accordance with the approved details.
REASON: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution, in accordance with Policy 29 in the Central Lancashire Core Strategy

7. An Electric Vehicle Recharge Point shall be provided to the property, in line with the following specifications:
All dwelling houses with at least one off-street parking space or garage space integral to the curtilage of the property:
One EVR point per house shall be installed during the construction of the dwelling.
REASON: To enable and encourage the use of alternative fuel use for transport purposes in accordance with Policy 3 of the Central Lancashire Core Strategy.

8. The window to be fitted in the first floor of the (eastern elevation) elevation shall be fitted with obscured glazing and retained at all times thereafter.
REASON: To prevent undue overlooking and loss of privacy to no. 41 Pintail Close in the interests of the residential amenity of the occupiers of that property as required by Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

9. The recommendations in section 8 of the report entitled Bat Emergence and Re-entry Survey dated June 2016 shall be implemented in full to the satisfaction of the local planning authority.
REASON: In the interests of bio diversity and nature conservation and to comply with Policy G 16 of the South Ribble Local Plan.

10. The dwelling is required to achieve a minimum Dwelling Emission Rate of 19% above 2013 Building Regulations.
REASON: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However as Policy 27 is an adopted Policy it is still possible to secure energy efficiency reduction as part of new residential schemes in the interests of minimising the environmental impact of the development.

11. Prior to the commencement of the development details shall be submitted to and approved in writing by the Local Planning Authority demonstrating that the dwelling will meet the required Dwelling Emission Rate. The development thereafter shall be completed in accordance with the approved details.
REASON: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However as Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development. This needs to be provided prior to the commencement so is can be assured that the design meets the required dwelling emission rate

12. No dwelling hereby approved shall be occupied until a SAP assessment (Standard Assessment Procedure), or other alternative proof of compliance (which has been previously agreed in writing by the Local Planning Authority) such as an Energy Performance Certificate, has been submitted to and approved in writing by the Local Planning Authority demonstrating that the dwelling has achieved the required Dwelling Emission Rate.
REASON: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However as Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development.

13. Prior to the commencement of any development, details of the foul drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. Foul water shall be drained on a separate system. No building shall be occupied until the approved foul drainage scheme has been completed to serve that buildings, in accordance with the approved details.
REASON: For the avoidance of doubt and to protect the living conditions of future occupants of the site in accordance with Policy 29 in the Central Lancashire Core Strategy

14. Prior to the importation of any subsoil and/or topsoil material into the proposed development site, information supporting the suitability of the material shall be submitted to the Local Planning Authority for approval in writing.
The information submitted shall include details of the material source, sampling methodologies and analysis results, which demonstrates the material does not pose a risk to human health as defined under Part 2A of the Environmental Protection Act 1990.
REASON: To ensure that the site is suitable for its intended end use and development work will not cause pollution of ground and surface waters both on and off site, in accordance with - Policy 17 of the Central Lancashire Development Plan

15. The existing hedge on the western boundary to Dunkirk Lane as identified on drawing number DL-04 entitled Proposed Site Plan shall be retained at all times thereafter.
REASON: To ensure the provision and retention of adequate screening in the interest of amenity in accordance with Policy 17 of the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

16. No work shall be commenced until satisfactory details of the colour and texture of the facing and roofing materials to be used have been submitted to and approved by the Local Planning Authority.
REASON: To ensure the satisfactory detailed appearance of the development in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

17. The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) (Ref: 65161R1_Rev2, dated October 2016) and the following mitigation measures detailed within the FRA:
1. Finished floor levels are set no lower than 17.81 metres Above Ordnance Datum
(mAOD), also shown on drawing Ref: DL-11 Rev B
2. Ingress level of the basement is set no lower than 17.81mAOD
The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing/phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.
REASON: To reduce the risk of flooding to the proposed development and future occupants.
?

The Planning Manager reminded the committee that there would be Planning Committee Training on Wednesday 19 October at 5.30pm in the Shield Room.