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007052 St Joseph's College.Pdf No. 9 APPLICATION No. 8/2006/0326 LOCATION St Josephs College,College Road,UpHolland PROPOSAL Erection of three 5 storey apartment blocks (205 units) including associated car parking and landscaping. APPLICANT Anglo International UpHolland Ltd WARD Wrightington PARISH Upholland 8 WEEKS EXPIRE 17 MAY 2006 No. 10 APPLICATION No. 8/2006/0328 LOCATION St Josephs College,College Road,UpHolland PROPOSAL Listed Building Consent - Erection of three 5 storey apartment blocks (205 units) APPLICANT Anglo International (UpHolland) Ltd WARD Wrightington PARISH Upholland 8 WEEKS EXPIRE 01 MAY 2006 No. 11 APPLICATION No. 8/2006/0325 LOCATION St Josephs College,College Road,UpHolland PROPOSAL Erection of two 5 storey apartment blocks (75 units). APPLICANT Anglo International UpHolland Ltd WARD Wrightington PARISH Upholland 8 WEEKS EXPIRE 17 MAY 2006 No. 12 APPLICATION No. 8/2006/0327 LOCATION St Josephs College,College Road,UpHolland PROPOSAL Listed building consent - Erection of two 5 storey apartment blocks (75 units) APPLICANT Anglo International (UpHolland) Ltd WARD Wrightington PARISH Upholland 8 WEEKS EXPIRE 01 MAY 2006 379 1.0 SITE LOCATION PLAN Not to scale. © Crown Copyright. All Rights Reserved. Licence No.100024309. West Lancashire District Council. 2005 2.0 PREVIOUS RELEVANT DECISIONS 2.1 8/04/1683 REFUSED. 01.8.05 Erection of two 5-storey apartment blocks (180 Units), one 3-storey apartment block (30 units) and 8 houses (College Farm). 8/02/0925 APPROVAL. 4.4.03. Alteration, refurbishment and partial demolition of former training/residential college to create 92 residential apartments; creation of 131 parking spaces; and erection of security lodge. St. Joseph's College. 8/02/0689 APPROVAL. 24.7.03. Creation of 27 hole golf course with clubhouse and maintenance building. St. Joseph's College. 8/02/0337 APPROVAL. 1.5.03. Conversion and extension to farmbuildings to form 8 dwelling units; provision of parking area. Knowles Farm. 8/02/0333 APPROVAL. 5.9.02. Conversion and extension to farmbuildings to form 10 mews type dwellings; provision of car parking spaces; refurbishment of existing farmhouse and erection of detached garage. College Farm. 8/01/0603 REFUSAL. 8.11.01. OUTLINE. (including details of siting & means of access) for : (a) Conversion of College, including demolitions and extensions to form hotel and conference centre with health and fitness facilities. (b) Provision of 27 hole golf course with pro-shop and driving range. 380 (c) Erection of two-storey office/workshop building. (d) Erection of 112 apartments in four 3-storey blocks (with basement parking and accommodation in roof space). (e) New entrance, driveways, gatehouse and car parking and associated landscaping. (f) Provision of a mini-roundabout at College Road/Dingle Road/Grove Road junction. St. Joseph's College. 3.0 OBSERVATIONS OF CONSULTEES 3.1 COUNTY SURVEYOR (19.4.06) - requests provision of full sized roundabout at the junction of the A577/Dingle Road, Grove Road, College Road and traffic calming measures along College Road. Also requests public transport contribution of £10,350.00 3.2 EXECUTIVE MANAGER COMMUNITY SERVICES (12.4.06) - adjoining landfill site generating landfill gas. Recommend applicant undertakes survey over 6 months to assess if gas is entering or likely to enter the application site. 3.3 EXECUTIVE MANAGER COMMUNITY SERVICES (11.7.06) - verbal comment - survey work is not required if applicant is minded to incorporate measures in the design and construction of the building to protect against migration of landfill gas. 3.4 LANCASHIRE COUNTY COUNCIL (COUNTY ECOLOGIST) (19.5.06) - requires further survey work in respect of the presence of bats, great crested newts, badgers and birds prior to the decision being made. 3.5 L C C (PLANNING) (20.4.06) - proposal contrary to policies 5 and 12 of the joint Lancashire Structure Plan in that the proposal is not required to meet an identified local need for housing and there is sufficient residential planning permissions to meet the District Council's housing requirements at present time. Requests the contribution of £258, 750.00 towards transport improvements. 3.6 UNITED UTILITIES (19.4.06) - no objection in principle. If surface water is to be discharged into public sewerage system the flow should be attenuated to maximum discharge rate of 20L/S. 3.7 ENGLISH HERITAGE (4.5.06) - accept in principle the intended level of demolition. The Local Planning Authority must satisfy itself that the demolition is justified and in accordance with PPG15. Also need to be satisfied that the proposed enabling development is justified. Concerned that the new H block development will be overbearing and potentially detrimental to the setting of the listed building due to its footplate, height, and scale and massing. Considers there is insufficient information. 3.8 SPAB (3.4.06) - as the listed building appears to be entirely Victorian in date it is outside the SPAB period of interesting casework. Therefore do not wish comment. 381 4. OBSERVATIONS OF PARISH COUNCIL 4.1 UP HOLLAND PARISH COUNCIL - strongly object to the proposal on the following grounds: - enabling development in Green Belt not warranted as building does not merit retention. - proposal conflicts with Green Belt policy and housing moratorium. - development would have a major impact upon Up Holland's infrastructure. - detrimental impact of traffic from development on the Up Holland Conservation Area and road capacity. - serious concerns regarding impact of increased traffic on existing traffic safety problems on Stoney Brow and Roby Mill. The length of road from the site to and including Appley Lane North has been flagged up by LCC and given priority status on account of the high killed and seriously injured ratio. 5.0 OTHER REPRESENTATIONS 5.1 I have received a total of 296 letters of objection from people living in Roby Mill and a further 28 letters of objection from people living outside this area including a number of people living outside the district. The reasons for objection are as follows: - the development within Green Belt - contrary to residential moratorium and does not fall within any of the exempted categories - the local infrastructure already overloaded - increased traffic danger - contrary to policy as it would destroy/harm wildlife habitat - detracts from the area which is of nature conservation of historic importance and has visual amenity - development not for affordable housing - development outside of the boundary for enabling development accepted in the Skelmersdale and Eastern Parishes Local Plan - proposal opens the door for a further massive development on the site - development will not meet needs of local area or enhance the attractiveness of the area. - loss of landscape - as previous planning applications have been refused for consistency this should also be refused - no enabling development should be allowed as the developer knew the condition of the property when he bought it - the development will result in a significant increase in the population of Up Holland. 7. SUPPORTING INFORMATION 7.1 The applicant has submitted a substantial body of supporting information including a financial assessment, traffic impact statement and a planning statement and these are all available for inspection at the Council's offices or on the Council's website. 382 8.0 OBSERVATIONS OF EXECUTIVE MANAGER PLANNING AND DEVELOPMENT SERVICES 8.1 This application seeks planning permission for residential development on parcels of land located within the grounds of St. Joseph's College and the adjacent College Farm. 8.2 St. Joseph's College building comprises a substantial former seminary for the training of Roman Catholic clergy, which is thought to date from the early 1880's with substantial additions built during the 1920's. The main parts of the building are constructed with solid stone walls beneath slate roof sections and include various architectural features such as towers, stone mullion windows and other stone detailing. The building is constructed around a central quadrangle/courtyard, together with an annexe, chapel and other later additions to the west. The buildings are mainly constructed over three and four storeys and include substantial basement areas. 8.3 Internally, the building has been partly stripped of fittings, but retains original features such as Oak detailing, leaded and opaque glazed windows and original alters. 8.4 The college site also includes two former farms, namely College Farm which is located to the south west and Knowles Farm located to the north east. College Farm comprises a detached stone built former farmhouse, stone built former farm outbuildings with a U-shaped floor plate which is currently being converted to 10 houses and a group of basic former agricultural outbuildings. Knowles Farm comprises a detached stone built former farmhouse, together with an L- shaped barn, which is currently in the process of being converted to 5 houses. Both College Farm and Knowles Farm are separately accessed off College Road and Stoney Brow. 8.5 The buildings occupy a substantial site, which is of an irregular shape and extends from College Road to Mill Lane and from Hallbridge Gardens to Farley Lane. The site includes two small lakes, a 9 Hole Golf Course, playing fields, areas of woodland and farmland. 8.6 There are a number of significant policy considerations which apply to this proposal, these being, the site is within the Green Belt, the grounds of the College are designated County Biological Heritage Sites, the woodlands are subject of Tree Preservations Orders and both the College building and College Farm farmhouse are Grade II Listed Buildings and finally, the Council's Housing Moratorium. 8.7 Members will note from the list of Previous Relevant Decisions that a number of planning applications have been submitted relating to the St. Joseph's site the most relevant being the decision to grant planning permission and Listed Building Consent for the conversion of the College building into 92 residential apartments and the decisions to convert the farm buildings at College Farm and Knowles Farm into residential units.
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