Meeting documents

The Chairman, Councillor Yates, 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 Ms Mawson and Mrs Woollard.

Mike Atherton, Assistant Planning Manager, declared a personal interest in planning application 07/2016/0690/REM.

Councillor Evans declared a personal interest in planning application 07/2016/1054/FUL.

Jonathan Noad, Planning Manager, declared a prejudicial interest in planning application 07/2016/1054/FUL.
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UNANIMOUSLY RESOLVED:
That the minutes of the meeting held on 9 November 2016 be approved as a correct record and signed by the chairman.
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There were no appeals to report.

(Mike Atherton, Assistant Planning Manager, declared a personal interest in the following application as his parents-in-law lived 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: Former New Mill Site, Land Off Wesley Street, Bamber Bridge, PR5 6NP

Applicant: Countryside Properties (UK) Ltd

Agent: Mr Alun Davies, 3rd Floor, One St James's Square, Manchester, M2 6DN

Development: Reserved matters application for the erection 188 dwellings following outline approval 07/2012/0729/OUT. Matters of layout, scale, appearance and landscaping are applied for (Amended Plans)

UNANIMOUSLY RESOLVED:
That the application be deferred to enable further discussions to take place with the applicant concerning parking and to obtain a second opinion on the viability of the application.
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Address: Meadowcroft Business Park, Pope Lane, Penwortham, Lancashire, PR4 4BA

Applicant: Mr D Barson

Agent: Mr Robert Spencer, 281 Leyland Road, Penwortham, Preston, PR1 9SY

Development: Substitution of house type to plot 14 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, DWG: PR-01 Rev A Proposed Floor Plans: PR-02 Rev A Proposed Elevations: PR-03 Rev B Proposed Site Layout: PR-04 Rev A Proposed Detached Garage with Room Over:
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
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Address: Land At St Andrews Way, Leyland

Applicant: Kier Living

Agent: Mr Paul Clark, Blue Pit Mill, Queensway, Castleton, Rochdale, OL11 2PG

Development: Erection of residential affordable units comprising of 12, 2-bed apartments and 6, 3-bed houses with associated car parking

RESOLVED (11 Yes, 1 No, 0 Abstention): 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 3365 01 Site Location Plan; 3365 02 Rev F Site Plan; 3365 03 Rev A Ground Floor Plan; 3365 04 Rev A 1st Floor Plan; 3365 05 Rev A 2nd Floor Plan; 3365 06 Rev A House Plans; 3365 16 Rev A Apart Elevations; 3365 17 Rev A Apart Elevations; C-002 External Works Layout 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. Foul and surface water shall be drainage on separate systems.
REASON: To secure proper drainage and to manage the risk of flooding and pollution

4. No development, excluding the remediation of the site and the construction of foundations, 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 shall include, as a minimum:
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, 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.
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.
The scheme 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 drainage system shall be retained, managed and maintained in accordance with the approved details.
REASON: In order to satisfy the Local Planning Authority that the details of the drainage scheme are satisfactory before works commence on site as drainage works are an early activity in the construction process and to ensure that the proposed development can be adequately drained; to ensure that there is no flood risk on or off the site resulting from the proposed development and to ensure that water quality is not detrimentally impacted by the development proposal

5. No development, excluding the remediation of the site and the construction of foundations, 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: In order to satisfy the Local Planning Authority that the drainage scheme can be satisfactorily managed and maintained before works commence on site as drainage works are an early activity in the construction process and 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 and to identify the responsible organisation/body/company/undertaker for the sustainable drainage system.

6. 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. No part of the development shall be occupied until the footway and kerbing of the existing vehicular crossings on St Andrews Way are reinstated in accordance with the Lancashire County Council Specification for Construction of Estate Roads.
REASON: To maintain the proper construction of the highway

8. 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, under the Highways Act 1980.
REASON: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway works are acceptable

9. The development shall be carried out in accordance with Remediation Strategy report by Coopers dated 10 November 2016. 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 completed in accordance with the agreed Remediation Strategy.
REASON: To ensure that the 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

10. 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 Core Strategy/

11. Prior to the commencement of any works on site, excluding the remediation of the site and the construction of foundations, an acoustic survey shall be undertaken covering the impact of sound from passing traffic and local entertainment venues. Details of the findings of the survey and any mitigation measures identified shall be submitted for approval to the local planning authority. Once approved the mitigation measures shall be carried out as approved prior to the first occupation of the site or as agreed otherwise with the local planning authority. The approved mitigation measures shall be retained and maintained thereafter.
REASON: In the interests of the amenity of the nearby residents and in order to assess the issue of noise prior to the commencement of the development, in accordance with Policy 17 and 28 of the Central Lancashire Core Strategy.

12. Prior to commencement of the development hereby approved, excluding the remediation of the site and the construction of foundations, 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. 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 within the site and to its boundaries.
REASON: In the interests of the amenity of the area and in order to demonstrate satisfactory landscaping of the site can be achieved prior to commencement of the development, 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 To Rear Of Carver Hey Farm and South Of Lynwood, Moss Lane, Little Hoole

Applicant: SPF Carver Hey Ltd
Agent: Miss Lauren Williamson

Development: Variation of condition No. 6 of planning approval 07/2015/1494/FUL - that the development be removed and the land restored no later than 30 years and six months from the date that the development first starts generating and/or exporting electricity to the grid. All panels and supporting infrastructure shall be removed from the site and the site restored to its former condition within a timeframe to be agreed in writing with the Local Planning Authority.
UNANIMOUSLY RESOLVED: Approved with Conditions

CONDITIONS:

1. The development hereby permitted must be begun not later than the expiration of three years from the date of the decision of planning application reference no. 07/2015/1494/FUL (i.e. the 15th December 2018).
REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2. That no work shall be commenced until satisfactory details of the materials and finished colour from which the solar panels and supporting framework are to be constructed have been submitted to and approved by the Local Planning Authority.
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 (a) in the South Ribble Local Plan 2012-2026 before works commence on site.

3. Notwithstanding the submitted fence details, no works shall be undertaken until details, including the colour and finish, of the security fencing at 2.4m in height have been submitted to and approved in writing by the Local Planning Authority.
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 (a) in the South Ribble Local Plan 2012-2026 before works commence on site.

4. The supporting frames to the solar array shall be anchored into the ground, not concreted into the ground, in accordance with a scheme to be submitted to and approved in writing with the Local Planning Authority prior to any work being undertaken.
REASON: In the interests of sustainable construction and to accord with Part 10 of the NPPF.

5. Prior to the commencement of development a landscaping scheme, including the bolstering of hedgerows and the sowing of shade resistant wildflower seeds between rows of solar panels, shall be submitted to and be approved in writing by the Local Planning Authority. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 5837, 2005 with any stock complying with the specification of BS 3936 (Part 1) 1992 in the first planting and seeding seasons following the commencement of the development or such extension of this time as may be agreed in writing with the Local Planning Authority. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.
REASON: In order to satisfy the Local Planning Authority that the final details of the landscaping scheme are acceptable before work commences on site, in the interests of the amenity and appearance of the area in accordance with Policies 17 and 22 of the Core Strategy.

6. The development hereby permitted shall be removed and the land restored to its former condition no later than 30 years and 6 months from the date that the development first starts generating and/or exporting electricity to the grid or within 6 months of the last production of electricity from the solar array hereby approved, whichever is sooner. All panels and supporting infrastructure shall be removed from the site and the site restored to its former condition within a timeframe to be agreed in writing with the Local Planning Authority.
REASON: In the interests of the visual amenity of the area in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 (a) in the South Ribble Local Plan 2012-2026.

7. The development hereby approved shall proceed in full accordance with the recommendations in the submitted ecology report (ref. LE13012 005) unless otherwise agreed in writing with the Local Planning Authority.
REASON: To protect habitats of wildlife in accordance with Policy G16 in the South Ribble Local Plan 2012-2026.

8. No means of external illumination/lighting shall be installed without the prior written consent of the Local Planning Authority.
REASON: In the interests of the visual amenity of the area in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 (a) in the South Ribble Local Plan 2012-2026.

9. Prior to the commencement of development a site/vegetation maintenance plan shall be submitted to and approved in writing by the Local Planning Authority. The site shall then be maintained in accordance with the agreed details for the duration of the period that the solar array is present on the site.
REASON: In order to satisfy the Local Planning Authority that the final details of the site/vegetation maintenance plan are acceptable before work commences on site, in the interests of the amenity and appearance of the area in accordance with Policies 17 and 22 of the Core Strategy.

10. No development shall take place, including any further 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:
(i) the proposed suitable times construction works shall take place
(ii) wheel washing/road sweeping measures
(iii) the parking of vehicles of site operative and visitors
(iv) loading and unloading of plant and materials
(v) storage of plant and materials used in constructing the development
(vi) the location of the site compound
(vii) measures to control the emission of noise during construction
(viii) measures to control the emission of dust and dirt during construction
(ix) details of external lighting to be used during the construction
(x) a scheme for the recycling/disposing of waste resulting from construction works
REASON: In order to satisfy the Local Planning Authority that the final details of the Construction Method Statement are acceptable before work commences on site, to safeguard the amenities of neighbouring properties in accordance with Policy 17 of the Central Lancashire Core Strategy

11. During the construction phase a 5m construction buffer zone shall be implemented from the hedgerows and trees associated with the drainage ditches around the site boundary. Upon completion of the construction phase, a minimum 10m operational buffer strip from the site boundaries are to be implemented. No works are to be undertaken within this buffer zone, once operational apart from beneficial habitat management.
REASON: To protect habitats of wildlife, in accordance with Policy 22 of the Central Lancashire Core Strategy.

12. If the presence of great crested newts is detected or suspected on the development site at any stage before or during development or site preparation, works must cease and advice sought from a suitably qualified ecologist.
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

13. That any tree felling, vegetation clearance works, demolition work or other works that may affect nesting birds shall not take place between March and July inclusive of any year, 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 Core Strategy.

14. If a working buffer zone of 7m around the stand of Himalayan balsam identified in the north-west corner of the site, together with a 5m buffer adjacent to the drainage ditch embankment, cannot be provided then 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.

15. 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. These details shall include, as a minimum:
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, 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 which is yet to be calculated. 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 infiltration rates;
g) Details of water quality controls, where applicable.
The scheme shall be implemented in accordance with the approved details prior to the completion of the development. Thereafter the drainage system shall be retained, managed and maintained in accordance with the approved details
REASON: In order to satisfy the Local Planning Authority that the final details of the drainage scheme are acceptable before work commences on site, to improve water management and reduce the risk of flooding in accordance with Policy 29 in the Central Lancashire Core Strategy

16. The development, hereby permitted, shall be carried out in accordance with the submitted approved plans SF1331 H (Site Layout), 'Substation 3x3m' Rev. A, GSS100A_001 (CCTV), and 'PV Panel Array.'
REASON: To ensure a satisfactory standard of development in accordance with Policy 17 in the Central Lancashire Core Strategy and Policy G17 of the South Ribble Local Plan 2015.
Local Plan 2012-2026.
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(Councillor Evans declared a personal interest in the following item as this was his doctors but as he had not attended for some time, was able under the Code of Conduct for Elected Members to remain in the meeting during the consideration of the application. Jonathan Noad, Planning Manager, declared a prejudicial interest in the following application as this was his doctors and had attended recently, and therefore, under the employee?s code of conduct left the meeting during the consideration of the application.)

Address: Moss Side Medical Centre, 16 Moss Side Way, Moss Side, Leyland, PR26 7XL

Applicant: Moss Side Medical Centre

Agent: Bramley Pate and Partners, 184/186 Station Road, Bamber Bridge, PR5 6SE

Development: Formation of pitched roof over existing flat roofed Extension to rear

RESOLVED (11 Yes, 1 No, 0 Abstention): 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 SK/0/1A/2A.
REASON: For the avoidance of doubt and to ensure a satisfactory standard of development
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Jonathan Noad, Planning Manager, presented a report concerning the South Ribble Local Plan Monitoring Report 2016 and the Central Lancashire Core Strategy Monitoring Report 2016.

The Town and Country Planning (Local Planning) (England) Regulations 2012 required every local planning authority to produce a Monitoring Report. In previous years, the Monitoring Report had to be submitted to the Government Office for the North West prior to 31 December; however this is no longer a requirement.

The legal requirement to produce a monitoring report was written on the basis of there being policies in the Local Plan 2015 which could be monitored. The Central Lancashire Core Strategy was adopted in 2012, and was monitored as part of this report. The Local Plan (adopted 2015), Performance Monitoring Framework indicators was also monitored as part of this Monitoring Report. The Local Plan (2000) saved policies were no longer monitored as they had now been fully superseded by the Local Plan 2015.

Following a question from Councillor K Jones concerning the Cuerden Masterplan site, the Planning Manager indicated that pre application discussions were currently taking place with a possibility of the application being received before Christmas.

Following a question from Councillor Forrest concerning the Gypsy and Traveller Accommodation Assessment, the Planning manager explained that work over the last year had revolved around identifying sites within the three authorities. However, as South Ribble only had to identify one pitch, discussions had been taking place with both Chorley Borough Council and Preston City Council on how this could be met. This matter would be discussed further at the next meeting of the Central Lancashire Strategic Planning Joint Advisory Committee in January.

Councillor Evans congratulated the staff on the excellent report and suggested that a press release should be undertaken detailing the good news contained within the report.

That the draft Monitoring Report be approved for publication on the Council?s website. Any changes agreed by the committee will be incorporated into the monitoring report prior to publication.

UNANIMOUSLY RESOLVED:
That the draft Monitoring Report be approved for publication on the Council?s website.
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UNANIMOUSLY RESOLVED:
that the press and public be excluded from the meeting during the consideration of the following items of business as they involved the discussion of information which was defined as exempt from publication under paragraphs 5 (Information in respect of which a claim to legal professional privilege could be maintained in legal proceedings) of Part I of Schedule 12A of the Local Government Act 1972 and in which the public interest in maintaining the exemption outweighed the public interest in disclosing it.
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The committee considered a report concerning an update on the appeal process at Penwortham Mills.

UNANIMOUSLY RESOLVED:
That the report be noted and that the recommendations contained within the report be agreed.

The Chairman wished everyone present and Merry Christmas and a Happy New Year.
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