Meeting documents

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 Councillors Bird, Donoghue, Miss Hamilton, Mrs Mort and Mrs Noblet.

There were no declarations of interests.

UNANIMOUSLY RESOLVED:
That the minutes of the meeting held on 12 October 2016 be approved as a correct record and signed by the chairman.
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There were no appeals to report.

Address: Land Near Shaw Brook Road, Altcar Lane, Leyland

Applicant: Redrow Homes Lancashire Ltd

Agent: Mr Graham Trewhella, Cass Associates, Studio 204, The Tea Factory, 82 Wood Street, Liverpool, L1 4DQ

Development: Outline planning application for residential development for up to 400 dwellings (access applied for)

RESOLVED (9 Yes, 1 No, 0 Abstention):

That Members be minded to approve the application and that the decision be delegated to the Planning Manager in consultation with the Chairman and the Vice Chairman of the Planning Committee upon the successful completion of a Section 106 Agreement to secure affordable housing, the delivery of Worden Park, a financial contribution to sustainable transport measures and an off site housing contribution.

RECOMMENDED CONDITIONS:

1. An application for the approval of reserved matters in respect of the first phase must be made no longer than the expiration of three years beginning with the date of this permission and not longer than six years for subsequent phases. Each phase must be commenced not later than the expiration of two years from the final approval of reserved matters relating to that phase or, in the case of approval on different dates, the final approval of the last such reserved matter, whichever is the later.
REASON: To ensure a satisfactory form of development.

2. No phase of development shall commence until details of the reserved matters relating to that phase (namely, appearance, landscaping, layout and scale) have been submitted to and approved in writing by the Local Planning Authority.
REASON: To ensure a satisfactory form of development

3. No development shall take place until a phasing plan including, but not limited to, a site layout plan identifying the proposed number of dwellings in each phase, the provision of internal roads, footpaths and cycleways and public open space for each phase has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the phasing details approved under this condition unless otherwise agreed in writing by the local planning authority.

4. Each reserved matters application in respect of a phase shall be submitted in accordance with the approved Design and Access Statement and the adopted masterplan dwg no. R/ACL/MP01 Rev F endorsed by the Planning Committee on 23 March 2016, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure a satisfactory form of development

5. The development hereby approved shall be constructed in accordance with the approved plans:
Drawing Number R/ACL/LP/01 entitled "Location Plan"

6. As part of any reserved matters application and prior to the commencement of any development within any phase the following details applicable to that phase shall be submitted to, and approved in writing by, the local planning authority, in consultation with the Lead Local Flood Authority.
Surface water drainage scheme which as a minimum shall include:
a) Information about the lifetime of the development design storm period and intensity (1 in 30 & 1 in 100 year +30% 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 to delay and control surface water discharged from the site, and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters, including watercourses, and details of flood levels in AOD;
b) The drainage scheme should demonstrate that the surface water run-off must not exceed existing greenfield runoff. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.
c) 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 culverts where relevant);
d) Flood water exceedance routes, both on and off site;
e) A timetable for implementation, including phasing where applicable;
f) Site investigation and test results to confirm infiltrations rates;
g) Details of water quality controls, where applicable.
The scheme shall be fully implemented and subsequently maintained, 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. 8
REASON: This condition is required for the following reasons:
1. To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site.
2. To reduce the risk of flooding to the proposed development, elsewhere and to future users.
3. To ensure that water quality is not detrimentally impacted by the development proposal.

7. The drainage for the development hereby approved, shall be carried out in accordance with principles set out in the submitted Flood Risk Assessment (Ref No. W1974-160203-FRA, Dated Feb 2015) which was prepared by Waterco. No surface water will be permitted to drain directly or indirectly into the public sewer. Any variation to the discharge of foul shall be agreed in writing by the Local Planning Authority prior to the commencement of the development. The development shall be completed in accordance with the approved details.
REASON: To ensure a satisfactory form of development and to prevent an undue increase in surface water run-off and to reduce the risk of flooding.

8. Prior to the commencement of any phase of development, a ground level survey to include existing ground levels and existing and proposed ground and slab levels shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the scheme.
REASON: For the avoidance of doubt, to ensure a satisfactory standard of development.

9. Construction Management Plan
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 construction works 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. suitable wheel washing/road sweeping measures
VII. appropriate measures to control the emission of dust and dirt during construction
VIII. appropriate 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 South Ribble Local Plan 2012-2026

10. 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 any time on Sundays or nationally recognised Bank Holidays.
REASON: To safeguard the amenities of neighbouring properties in accordance with Policy 17 of the Central Lancashire Core Strategy.

11. No part of the development hereby approved shall commence until a scheme (and full construction details) for the construction of the site access and the off-site works of highway improvement has been submitted to, and approved by, the Local Planning Authority in consultation with the Highway Authority. The Site Access and highway improvement works (including traffic calming, speed limit extension and upgrade of bus stops ) to be based on the in principle scheme drawings Drawing Number SCP/15214/FO1 B entitled Site Access Proposal.
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.

12. Prior to the commencement of any works on site, details of all piling activities shall be submitted to the local planning authority together with all mitigation measures to be taken and agreed in writing by the local planning authority. Piling activities shall be limited to 09:30-17:00 Monday to Friday with no workings at week end and Bank Holidays.
REASON: To safeguard the amenities of neighbouring properties in accordance with Policy 17 of the Central Lancashire Core Strategy.

13. No part of the residential development hereby approved shall be occupied until the approved scheme for the site access has been constructed and completed in accordance with the scheme details.
REASON: In order that the traffic generated by the development does not exacerbate unsatisfactory highway conditions in advance of the completion of the highway scheme/works.

14. The new estate road/access between the site and Leyland Lane shall be constructed in accordance with the Lancashire County Council Specification for Construction of Estate Roads to at least base course level before the occupation of the first dwelling.
REASON: To ensure that satisfactory access is provided to the site before the development hereby permitted becomes operative.

15. 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: To ensure future management and maintenance of the proposed streets is secured.

16. Upon completion occupation of the 40th dwelling in Phase 1 part of the residential development hereby approved shall be occupied until the existing PROWs (Footpaths 46 and 20) passing through the site shall have been upgraded to 3m wide lit shared use routes for shared pedestrian/cycle use, in accordance with a scheme which shall have first been submitted to and agreed in writing with the local planning authority.
REASON: To safeguard the PROW routes and to provide connectivity to the surrounding built environment Road to satisfy the aims of NPPF.

17. That any tree felling, vegetation clearance works, demolition work or other works that may affect the nesting birds shall not take place between March and August inclusive of any year, unless the absence of nesting birds has confirmed further surveys or inspections from a qualified ecologist.
REASON: To protect the birds during the nesting season in line with Policy G17 of the South Ribble Local Plan

18. That all trees (and habitats including hedgerow) being retained in or adjacent to a phase shall be adequately protected including by the erection of protective fencing, in accordance with BS5837, 2005 Trees in Relation to Construction, where those trees and other habitat are within the current construction zone. No tree shall be wilfully damaged or destroyed, uprooted, felled, lopped or topped during that period without the written consent of the local planning authority. At tree removed without such consent or dying of being severely damaged of becoming diseased during that period shall be replaced with trees of such size and species as may be agreed by the Local planning authority.
REASON: To prevent damage to trees during construction work in accordance with Policy G13 of the South Ribble Local Plan 2012-2026

19. Prior to the commencement of each phase, full details of any external lighting applicable to that phase shall be submitted to and approved in writing by the local planning authority. The scheme shall demonstrate avoidance of artificial illumination (light spill) of wildlife habitat, including hedgerows, mature trees and surrounding habitat. The scheme shall be implemented in accordance with the approved details unless otherwise agreed in writing with the local planning authority.
REASON: To protect the habitats of wildlife in accordance with Policy 22 of the Central Lancashire Core Strategy.

20. The development herby approved shall proceed in full compliance with the recommendations set out in the Leyland and Altcar Lanes Ecological Survey & Assessment (Ribble Ecology Ltd report dated March 2015), specifically:
? Protection of the Shaw Brook corridor and eastern boundary ditch
? Conservation and protection of mature trees and hedgerows (where possible): and
? Timing or tree removal/pruning; and
? Targeted presence/absence survey work regarding potential bat roots
? Precautionary measure to ensure no reasonable likelihood of negative impacts on hedgerows
? Eradication and control of invasive plant species
REASON: To protect the habitats of wildlife in accordance with Policy 22 of the Central Lancashire Core Strategy.

21. Before any site activity (construction or demolition) is commenced within a construction zone in association with the development, barrier fencing shall be erected around all trees to be retained within that zone as detailed in the Tree Protection Plan drawing number 60445720-TS-02 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

22. Prior to the commencement of development, a scheme and programme for the laying out, landscaping, maintenance and retention of any formal or informal public open space and sports facilities within that phase, shall be submitted to the Local Planning Authority for approval in writing. The development shall proceed in accordance with the agreed scheme.
REASON: In the interests of visual amenity of the area in accordance with Policy G17 of the South Ribble Local Plan 2012-2026.

23. If the development hereby approved does not commence before 15 March 2017, the developmental resurvey shall be carried out to establish whether protected species are present at this site. This shall be undertaken by a qualified person or organisation. In the event of the survey confirming the presence or a protected 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.
REASON: To ensure the protection of schedule species protected by the Wildlife and Countryside Act 1081 and so to ensure work is carried out in accordance with Policy 22 in the Central Lancashire Core Strategy and Policy G 16 of the South Ribble Local Plan

24. 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.

25. 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

26. 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.

27. Prior to the commencement of any works within any phase, the following information applicable to that phase 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 in accordance with G14 in the South Ribble Local Plan.

28. Once works commence on the site, should site operatives discover any adverse ground conditions and suspect it to be contaminated, they should report this to the Site Manager and the Contaminated Land Officer at South Ribble Borough Council. Works in that location should cease and the problem area roped off. A Competent Person shall be employed to undertake sampling and analysis of the suspected contaminated materials. A report which contains details of sampling methodologies and analysis results, together with remedial methodologies shall be submitted to the Local Planning Authority for approval in writing. The approved remediation scheme shall be implemented prior to further development works taking place and prior to occupation of the development.
Should no adverse ground conditions be encountered during site works and/or development, a verification statement shall be forwarded in writing to the Local Planning Authority prior to occupation of the building(s), which confirms that no adverse ground conditions were found.
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 G14 of the South Ribble Local Plan.

29. Prior to the commencement of the development within any phase sustainable drainage management and maintenance plan applicable to that phase for the lifetime of the development shall be submitted to the Local Planning authority and agreed in writing. The sustainable drainage management and maintenance plan shall include as a minimum:
a) The arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a Resident's Management Company; and
b) Arrangements concerning appropriate funding mechanisms for its ongoing maintenance of all elements of the sustainable drainage system (including mechanical components) and will include elements such as ongoing inspections relating to performance and asset condition assessments, operation costs, regular maintenance, remedial woks 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.
c) Means of access for maintenance and easements where applicable.
The development shall subsequently be completed, maintained and managed in accordance with the approved plan.
REASON: To manage flooding and pollution and to ensure that a managing body is in place for the sustainable drainage system and there is funding and maintenance mechanism for the lifetime of the development.

30. Prior to the first use of the development, a Full Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. Where the Local Planning Authority agrees a timetable for implementation of the Full Travel Plan, the elements are to be implemented in accordance with that timetable unless otherwise agreed in writing with the Local Planning Authority.
The Travel Plan shall include details of measures to encourage sustainable means of transport and to ensure that appropriate funding is available to the Travel Plan Coordinator to deliver these measures which shall include as a minimum:
? Public Transport Tickets/Smartcards for households to either Leyland, Preston, or Chorley for a minimum of one month and
? Provision of cycles and safety equipment for households.
REASON: To promote and provide access to sustainable transport options in accordance with Policy 3 in the Central Lancashire Core Strategy.

31. No development shall take place until the applicant, or their agent or successors in title, has secured the implementation of a programme of archaeological work specifically for the items of potential archaeological interest in the report Archaeological Desk Based Assessment October 2016. This must be carried out in accordance with a written scheme of investigation, which shall first have been submitted to and agreed in writing by the Local Planning Authority.
REASON: To ensure and safeguard the recording and inspection of matters of archaeological/historical importance associated with the site.
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Address: New Longton Village Hall, Boundary Close, New Longton, Preston, PR4 4BD

Applicant: New Longton under Five's

Development: Siting of portacabin to the rear for use as additional space for the Childrens Nursery

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 approved plans:
Drawing No. DD/1336/LP entitled "Location Plan."
Drawing No. DD/1336/1 entitled "Proposed Portacabin"
Drawing entitled "Proposed Nursery Unit"
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development

3. The portacabin hereby permitted shall be removed by November 30 2019 and the land restored to its former condition within 4 months of the date of the removal of the portacabin.
REASON: To enable the Local Planning Authority to retain control over the use of the land and to ensure that the long term future of the playing field is maintained as Green Infrastructure.

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 following full formal consultation with 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: The reason for the pre commencement condition is to reduce potential flooding within the area and in the interests of the amenity of the nearby residents in accordance with Policy 17 & 29 of the Central Lancashire Core Strategy.
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Address: Former Fishwick and Sons Bus Depot, Tuer Street, Leyland

Applicant: Lone Star Estates LLP

Agent: Mr Michael Askew, The Brampton, Newcastle-under-Lyme, ST5 0QW

Development: Variation of condition No. 2 of planning approval 07/2016/0344/FUL - minor material amendment to change location of gates/fences, landscaping, provision of step, retaining wall and land levels of car parking.

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 Dwg 2316/16/05D Unit 1 Proposed Details: 2316/16/06B Unit 2 Proposed Details: 2316/16/07A Unit 3 Proposed Details: 2316/16/08E Proposed Elevations Units 1-3: 2316/16/09C General Details Units 1-3: 2316/16/10 disabled WC Detail: 2316/16/12C Proposed Elevations and Floor Plan Unit 4: 2316/16/13A Proposed Elevations and Floor Plan Units 5, 6 and 7: 2316/16/14 Proposed Details and Section Units 5, 6 and 7: 2316/16/15A Fence, Gate and Sign Details: 2316/16/16E Proposed Site Plan: 2316/16/17C Proposed Site Plan 2 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. No part of the development shall be occupied 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 an appropriate legal agreement.
REASON: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway scheme/works are acceptable and to enable all traffic to enter and leave the premises in a safe manner without causing a hazard to other road users and to be in accordance with Policy G17 in the South Ribble Local Plan 2012-2026.

4. Prior to the first use of the development hereby approved, the secure cycling facilities as shown on the approved plan Dwg 2316/16/16E and 2316/16/17C shall be provided and shall be permanently maintained thereafter.
REASON: To ensure the provision and retention of adequate on-site parking facilities and to accord with Policy F1 and Policy G17 in the South Ribble Local Plan 2012-2026

5. Prior to first occupation of the development hereby approved, the Electric Vehicle Recharge points, including adequate charging infrastructure and cabling and specifically marked out for the use of Electric Vehicles shall be provided in accordance with the approved plan Dwg 2316/16/16E and 2316/16/17C
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

6. Prior to the commencement of the construction of Units 5, 6 and 7 hereby approved, details of the wheel washing facilities shall be submitted to and approved in writing by the Local Planning Authority. For the full period of construction, facilities shall be available on-site for the cleaning of the wheels of vehicles leaving the site. Such equipment shall be used as necessary to prevent mud and stones being carried onto the highway. The roads adjacent to the site shall be mechanically swept as required during the full construction period.
REASON: To prevent stones and mud being carried onto the public highway to the detriment highway safety and other highway users in accordance with Policy G17 in the South Ribble Local Plan 2012-2026.

7. Foul and surface water shall be drained on separate systems.
REASON: To secure proper drainage and to manage the risk of flooding and pollution.

8. Prior to commencement of the construction of Units 5, 6 and 7, 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.
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

9. Prior to the commencement of the construction of Units 5, 6 and 7, a sustainable drainage management and maintenance plan for the whole site which covers the lifetime of the development shall be submitted to the Local Planning authority and agreed in writing. The sustainable drainage management and maintenance plan shall include as a minimum:
a) The arrangements for adoption by an appropriate public body or statutory undertaker, or, management and maintenance by a Resident's Management Company; and
b) Arrangements concerning appropriate funding mechanisms for its ongoing maintenance of all elements of the sustainable drainage system (including mechanical components) and will include elements such as ongoing inspections relating to performance and asset condition assessments, operation costs, regular maintenance, remedial woks 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.
The development shall subsequently be completed, maintained and managed in accordance with the approved plan.
REASON: To manage flooding and pollution and to ensure that a managing body is in place for the sustainable drainage system and there is funding and maintenance mechanism for the lifetime of the development and to be in accordance with Policy 29 in the Central Lancashire Core Strategy

10. During the construction phase the development shall be carried out in accordance with the submitted Construction Method Plan dated 12 July 2016 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, vibration, dust, waste and air quality in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

11. Prior to the commencement of any intrusive ground works and/or the construction of Units 5, 6 and 7 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

12. The use of the premises hereby approved shall be restricted to the hours of 07:30am to 19:00pm Monday to Friday; 07:30am to 17:30pm on Saturday, and 09:00am to 16:00pm on Sunday and Bank or Public Holidays.
REASON: In the interests of the amenities of adjoining residents and to accord with Policy 17 in the Central Lancashire Core Strategy

13. Prior to the installation of any extraction/ventilation systems to any of the units, full details of the noise levels to be experienced at the nearest properties and the fixings to be used shall be provided to the local planning authority for written approval. The approved system shall then be installed as agreed and thereafter maintained as approved. Any changes to the system shall first be agreed with the local planning authority in writing.
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.

14. No security lighting or additional external flood lighting shall be installed at the development hereby approve without first obtaining the written consent of the Local Planning Authority.
REASON: To safeguard the amenity and character of the area and to safeguard the living conditions of nearby residents and to accord with Policy 17 in the Central Lancashire Core Strategy

15. The development hereby approved shall not be brought into use until the facilities for the storage of refuse and waste materials have been completed entirely in accordance with the approved plan Dwg 2316/16/16E and 2316/16/17C. The approved facility 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 Policy G17 in the South Ribble Local Plan 2012-2026

16. The developer will carry out 1 year of air quality monitoring following 80% occupancy of the development. The location and timing of the monitoring shall be agreed with the local planning authority and the results made available to them.
REASON: In the interests of the amenity of the nearby residents in accordance with Policy 17 of the Central Lancashire Core Strategy.

17. In the event of a bat being found at any time during the development works, then work should cease immediately and advice sought form a suitably qualified bat worker.
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

18. Prior to first occupation of the development hereby approved, details of alarm and CCTV monitoring systems to be used at the site shall be submitted to and approved in writing by the Local Planning Authority. Once installed in accordance with the approved plan, these shall be retained and permanently maintained thereafter.
REASON: To safeguard residential amenity in accordance with Policy 17 of the Central Lancashire Core Strategy and Policy G17 in the South Ribble Local Plan 2012-2026

19. Notwithstanding Condition 12, the premises shall not be used for any industrial processes or activity which is likely to create noise and disturbance at any time on Sundays, Bank or Public Holidays.
REASON: In the interests of the amenities of adjoining residents and to accord with Policy 17 in the Central Lancashire Core Strategy

20. Prior to first occupation of the development hereby approved, details of the landscaping of the site shall be 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.
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
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Address: Land At Claytongate Drive, Penwortham

Applicant: Jones Homes Lancashire

Agent: Mr Chris Betteridge, Farington House, Stanifield Business Park, Stanifield Lane, Leyland, PR25 4UA

Development: Erection of 28 dwellings with associated infrastructure

UNANIMOUSLY RESOLVED:

That Members be minded to approve the application with conditions, subject to the successful completion of a S106 Agreement to secure a financial contribution towards public open space and affordable housing.

RECOMMENDED 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 approved plans Drawing Numbers:
111.06.P.01; Rev A.
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development

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. Any construction works associated with the development shall not take place except between the hours of: 0800 hrs to 1800 hrs Monday to Friday and 0800 hrs to 1300 hrs Saturday
No construction works 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 17 in the Central Lancashire Core Strategy

5. For the full period of construction, facilities shall be available on-site for the cleaning of the wheels of vehicles leaving the site. Such equipment shall be used as necessary to prevent mud and stones being carried onto the highway. The roads adjacent to the site shall be mechanically swept as required during the full construction period.
REASON: In the interests of highway safety and other highway users in accordance with Policy G17 in the South Ribble Local Plan 2012-2026

6. 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 '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

7. Notwithstanding the provisions of the Town and Country (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order), the proposed garage shall be retained solely for the housing of private motor vehicles or storage associated with the main dwelling. In particular it shall not be used for any other domestic, trade or business purposes without the express permission of the Local Planning Authority.
REASON: To safeguard residential amenity and to provide 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

8. Notwithstanding the provisions of The Town and Country Planning (Development Management Procedure) (England) Order 2015 and the Town and Country Planning (General Permitted Development) (England) Order 2015, 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 safeguard residential amenity and to provide 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. 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.

10. Prior to the commencement of the development 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

11. 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.

12. 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 pace within the site.
REASON: To ensure that satisfactory access is provided to the site before the development hereby permitted becomes operative.

13. No development shall commence until details of the design, based on sustainable drainage principles, and implementation of an appropriate surface water sustainable drainage scheme have been submitted to and approved in writing by the local planning authority.
Those details must include, as a minimum:
a) Information about the lifetime of the development, design storm period and intensity (1 in 30 & 1 in 100 year + allowance for climate change see EA advice Flood risk assessments: climate change allowances'), discharge rates and volumes (both pre and post development), temporary storage facilities, the methods employed to delay and control surface water discharged from the site, and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters, including watercourses, and details of floor levels in AOD;
b) The drainage strategy should demonstrate that the surface water run-off must not exceed the pre-development greenfield runoff rate. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.
c) 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 culverts where relevant);
d) Flood water exceedance routes, both on and off site;
e) A timetable for implementation, including phasing as applicable;
f) Evidence of an assessment of the site conditions to include site investigation and test results to confirm infiltrations rates;
g) Details of water quality controls, where applicable.
h) Mitigation regarding safe access or flood warnings
i) Details of appropriate access and maintenance of Ordinary Watercourses
The scheme must be implemented in accordance with the approved details prior to first occupation of any of the approved dwellings, or completion of the development, whichever is the sooner. Thereafter the drainage system must be retained, managed and maintained in accordance with the approved details.
REASON: To ensure that the proposed development can be adequately drained, that there is no flood risk on or off the site resulting from the proposed development & to ensure that water quality is not detrimentally impacted by the development proposal, prior to commencement of the development.

14. 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 which, as a minimum, shall include:
a) The arrangements for adoption by an appropriate public body or statutory undertaker, management and maintenance by a Residents' Management Company
b) 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:
i. on-going inspections relating to performance and asset condition assessments
ii. 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;
c) 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 any of the approved dwellings, 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 the flood risk to the development as a result of inadequate maintenance & to identify the responsible organisation/body/company/undertaker for the sustainable drainage system; prior to commencement of the development.

15. No development shall commence until details of how surface water and pollution prevention will be managed during each construction phase have been submitted to and approved in writing by the local planning authority.
REASON: To ensure that the construction phase(s) of development does not pose an undue flood risk on site or elsewhere & to ensure that any pollution arising from the development as a result of the construction works does not adversely impact on existing or proposed ecological or geomorphic condition of water bodies, prior to the commencement of the development.

16. All attenuation basins and flow control devices/structures are to be constructed and operational prior to the commencement of any other development and prior to any development phase.
REASON: To ensure site drainage during the construction process does not enter the watercourses at an un-attenuated rate and to prevent a flood risk during the construction of the development, prior to the commencement of the development hereby approved.

17. Prior to the commencement of development, a scheme for the provision of foul 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: In order to ensure satisfactory means of drainage can be achieved prior to commencement of the development, in accordance with Policies 17 & 28 of the Central Lancashire Core Strategy.

18. Prior to the commencement of the development hereby approved, a scheme for the detailed design of the areas of public open space within the site, including the proposed dry attenuation basin, shall be submitted to and agreed in writing with the Local Planning Authority.
REASON: In order to ensure a satisfactory detailed design of the areas of public open space, prior to the commencement of the development, in accordance with policy G17 of the Adopted South Ribble Local Plan.

19. 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 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, and to ensure before development commences that public open space is provided to an acceptable standard and in accordance with Policy 18 of the Core Strategy.

20. 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 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 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 ensure prior to the commencement of the development that the amenities of neighbouring properties are safeguarded in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 of the Adopted South Ribble Local Plan.

21. Prior to the commencement of development, details of all piling activities shall be submitted to the Local Planning Authority together with all mitigation measures to be taken. Piling activities shall be limited to 09:30-17:00.
REASON: To ensure the amenities of neighbouring residents are safeguarded prior to the commencement of the development in accordance with Policy 17 of the Central Lancashire Core Strategy.

22. Prior to the commencement of any works on site, 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, prior to the commencement of the development,
in accordance with:
- Policy 17 of the Central Lancashire Development Plan,
- Policies B6 and G14 in the South Ribble Development Plan Document, and
- the National Planning Policy Framework.

23. 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,
- Policies B6 and G14 in the South Ribble Development Plan Document, and
- the National Planning Policy Framework.

24. 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.

25. Prior to the commencement of any works on site an assessment for the presence of invasive plants, as identified under the Wildlife and Countryside Act 1981, shall be undertaken and the results submitted to the local planning authority for approval along with a detailed methodology for the removal of any identified invasive plants.
REASON: To ensure that prior to the commencement of the development, measures are in place to prevent the spread of invasive plants.

26. 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

27. Details of bat roosting opportunities within the site shall be provided and agreed in writing by the Local Planning Authority. 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

28. 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

29. 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

30. 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

31. 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 to aid social inclusion.

32. 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
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Address: Sainsbury?s, Cuerden Way, Bamber Bridge, Preston, PR5 6BJ

Applicant: Sainsbury's Supermarkets Ltd

Agent: Ms Elinor George, Quay West at Media City UK, Trafford Wharf Road, Trafford Park, Manchester, M17 1HH

Development: Formation of new vehicle exit from existing customer car park on to Lostock Lane

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 Dwg VN50573-D101 Rev C Option A; VN50573-D103 Rev A Proposed Site Layout; VN50573-D105 Rev B Red Line Boundary Plan; GC.182334.08.01 Rev A Soft Landscape Proposal 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. No part of the development hereby approved (with the exception of above ground site clearance works) shall commence until a scheme for the construction of the site egress and the off-site works of highway improvements (keep clear markings on Lostock Lane) has been 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.

4. No part of the development hereby approved shall be brought into use until the approved scheme referred to in Condition 3 above has been constructed and fully completed in accordance with the scheme details.
REASON: In order that the traffic generated by the development does not exacerbate unsatisfactory highway conditions in advance of the completion of the highway scheme/works.

5. Prior to the commencement of the development hereby approved, a scheme of management of traffic flows within the site shall be submitted to and approved in writing by the Local Planning Authority and shall be implemented prior to the first use of the new access and shall remain permanently operational to the satisfaction of the Local Planning Authority.
REASON: In order to ensure a satisfactory level of traffic flow throughout the application site in the interests of highway safety, prior to the commencement of the development, in accordance with policy G17 of the Adopted South Ribble Local Plan.

6. 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 Constraints and Protection Plan GC.182334.04.01 Rev A dated August 2016 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
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Address: Worden Park, Worden Lane, Leyland, PR5 2DJ

Applicant: South Ribble Borough Council

Development: Listed building consent for the reconstruction of a number of failing historic walls, replacement of signage and additional litter bins

UNANIMOUSLY RESOLVED: Consent be Granted.

CONDITIONS:

1. Works to which this consent relates shall be begun not later than the expiration of three years beginning with the date of the Decision Notice.
REASON: To comply with the requirements of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2. The development hereby permitted shall be carried out in accordance with the submitted approved) site layout plan WPW2016/09-001, WPBW2016/10-001WPS2016/09-001 and WPA2016/09-001
REASON: For the avoidance of doubt and 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

3. No work shall be commenced until satisfactory details of the colour and texture of materials to be used on the wall 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 installation, details of ticket machines hereby approved shall be 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

Note:
Other application Informative
1. Attention is drawn to the condition(s) attached to this planning permission. In order to discharge these conditions an Application for Approval of Details Reserved by Condition form must be submitted, together with details required by each condition imposed. The fee for such an application is ?97. The forms can be found on South Ribble Borough Council's website www.southribble.gov.uk
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Address: W H Bowker Ltd, Holme Road, Bamber Bridge, PR5 6BP

Applicant: W H Bowker Limited

Development: Application for Hazardous Substances Consent for the storage of hazardous substances/products

UNANIMOUSLY RESOLVED: Consent be Granted.

CONDITIONS:

1. The Hazardous substance(s) shall not be kept or used other than in accordance with the particulars provided on the Hazardous Substances Consent Application Form, nor outside the area(s) marked for storage of the substance(s) on the plan (Bowker storage plan, 07/2016/0398/HAZ May 2016), which formed part of the application."
REASON: To ensure the safe storage of the substances on the site and to safeguard the amenities of neighbouring residents.

2. The amount of H1 generic should be limited to a maximum of 2.5 tonnes and there should be a maximum of 9.5 tonnes of named H1 (3-isocyanatomethyl-3,5,5- trimethylcyclohexyl isocyante)"
REASON: To ensure the safe storage of the substances on the site and to safeguard the amenities of neighbouring residents.

3. The substances set out in the table below shall not be exceeded without the written consent of the Local Planning Authority in consultation with the Health and Safety Executive.

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Informative Note
The applicant is advised to contact the Environment Agency to check whether an Environmental Permit would be required.
The contact details are as follows: Ian Caunce 020 302 5126.
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The committee considered a report concerning site allocation reference ?FF? within the South Ribble Local Plan which related to the former Moss Side Test Track site.

The site measured 53.18 hectares and comprised land that was allocated in the South Ribble Local Plan as Policy C2 Major Sites for Development (40.6 hectares). It also included three pockets of land allocated as G7: Green Infrastructure and G12: Green Corridors/Green Wedges (totalling 12.58 hectares).

A draft Masterplan for the site had been produced by the developer, Property Capital, and the committee was asked to send the Masterplan out for public consultation.

Members of the public attended the meeting and expressed their disappointment with the contents of the Masterplan and particularly in comparison to the previous Masterplan in 2010. Their concerns included:-
? The access points, particularly the use and location of the access points on Longmeanygate and Paradise Lane
? The new Masterplan significantly increased the number of properties on the site
? The new Masterplan significantly decreased the amount of green/recreational space on the site
? The amount of employment on the site had been reduced.
? There was a lack of provision of cycleways, bridleways and footpaths
? Multi use paths should be used throughout the site
? Traffic Surveys not taken at peak times
? No consideration of the links to Paradise Park
? Drainage concerns regarding potential flooding from nearby streams

Councillor Michael Green, who was in the audience, compared the new draft Development Brief to the one agreed in 2010. He stated that since the previous Development Brief there had been an increase in properties proposed on the site, a reduction of landscaping and green space, a reduction in employment land, less community facilities provided and two additional access points on to Longmeanygate in very dangerous locations. The only previous mention of an access on to Longmeanygate had been an Emergency Access. The proposals to add an access on to Paradise Lane would also double the traffic on Dunkirk Lane which was already at capacity.

Councillor Michael Green continued to say that this development would be the second largest development in South Ribble over the next 20 years and that it was extremely important that it was right. If it was developed correctly it could enhance the area but in its current form was not ready to go out for public consultation. He expressed concern regarding the contents of a letter sent to all councillors from Property Capital and in particular the suggestion that Moss Side Primary School would be demolished.

He concluded by suggesting that if the committee did approve this Development Brief to go out for public consultation, an event should also be carried on in the Western Parishes as it would also have an impact on them.

Councillor Mrs Snape agreed with the comments raised by both the residents and Councillor Michael Green. She also expressed concern regarding the letter from Property Capital. One of her main concerns was that both Longmeanygate and Midge Hall Lane were unsuitable to cope with the additional traffic associated with a development of this size. She stated that further thought needed to be given to this before residents were consulted.

A representative of Property Capital stated that this was one of the most important brownfield developments within the borough and that they were committed to bring this site forward. He indicated what consultation would take place and that it was now time to consult the public and let them comment on the Masterplan. He stated that Property Capital were sensitive to the issues concerning the access and that they were continuing to look at this. Any alternatives would form part of the consultation process.

Councillor Mrs Green felt that it was too early to consult on the Masterplan as she did not feel it was ready. She stated that the number of properties proposed had increased and as a consequence the amount of employment and green space had reduced. She added that there was no protection of the habitat and that there had been ignorance of the access points. In fact the proposed Village Green would be away from the majority of the residents. Councillor Mrs Green referred to the access from Paradise Lane and that no consideration had been given to the significant impact on an already busy Dunkirk Lane. She stated that more consideration needed to be given to this before going out for public consultation.

Councillor Yates suggested that the Masterplan should go out for public consultation as the process needed to start somewhere. This would enable the residents to state exactly what they wanted and didn?t want from the development. When it did come to adopting the Masterplan, he assured the residents that if members did not agree with the Masterplan at that stage, then it wouldn?t be approved.

Councillors Jones and Nathan agreed with Councillor Yates, suggesting that the process needed to be started. Through the consultation there would be a clear idea of what everyone wanted.

Councillor Forrest was aware of the issues with this site and hoped that the representative of Property Capital had listened to the comments raised. He agreed that the access points to the site were a major issue and needed to be looked at but suggested that the consultation process needed to be started.

Councillor Walton had sympathy with the residents but agreed with what had been said regarding the consultation process.

RESOLVED: (8 Yes, 2 No, 0 Abstention)
That the submitted Masterplan, Phasing and Infrastructure Delivery Schedule (contained within the Masterplan Vision) and Design Code relating to Site ?FF? go out for public consultation.
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The committee considered a report which updated members on the progress of the Penwortham Town Council Neighbourhood Development Plan (NDP).

UNANIMOUSLY RESOLVED:
(a) That the contents of the Examiner?s Report be noted;
(b) That the content of the draft Decision Statement shown at Appendix 2 to enable its publication be agreed; and
(c) That the date of 9 February 2017 for the Penwortham Town Council Neighbourhood Development Plan to be taken to referendum be agreed.
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The Planning Manager informed the committee that the Member Learning Hour on Tuesday 15 November would be concerning the Cuerden Strategic Site and all members were welcome to attend. He also reminded the committee that there would be Planning Committee Training on Wednesday 30 November 2016 at 5.30pm in the Shield Room and if any members had specific topics to include within the Training to let him know.
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The Chairman indicated that, subject to Council the following week, this would be his last meeting as Chairman of the Planning Committee. He thanked the committee, members and officers for helping him through each meeting and that he had enjoyed his time as chairman very much.

Councillor Forrest thanked Councillor Hesketh as he had been an excellent Chairman and had been fair at all times. This was echoed by the rest of the Committee.
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