Meeting Agenda

Development Control Committee Town Hall, St Annes, 4 April 2007, 9.30a.m.

This meeting is open to the Public

Membership Development Control Committee

CHAIRMAN - Dr Trevor Fiddler VICE-CHAIRMAN - John Bennett

Councillors Harold Butler Councillors Linda Nulty George Caldwell Barbara Pagett Kevin Eastham Albert Pounder Richard Fulford-Brown Heather Speak Peter Hardy William Thompson

Howard Henshaw (A.D.K Colin Walton MALAYSIA) Ray Norsworthy Andrea Whittaker

Contact: Lyndsey Lacey, St. Annes (01253) 658504, Email: [email protected]

2 CORPORATE OBJECTIVES

The Council’s investment and activities are focused on achieving our five key objectives which aim to :

Conserve, protect and enhance the quality of the Fylde natural and built environment Work with partners to help maintain safe communities in which individuals and businesses can thrive Stimulate strong economic prosperity and regeneration within a diverse and vibrant economic environment Improve access to good quality local housing and promote the health and wellbeing and equality of opportunity of all people in the Borough Ensure we are an efficient and effective council.

CORE VALUES

In striving to achieve these objectives we have adopted a number of key values which underpin everything we do :

Provide equal access to services whether you live in town, village or countryside, Provide effective leadership for the community, Value our staff and create a ‘can do’ culture, Work effectively through partnerships, Strive to achieve ‘more with less’.

A G E N D A

PART I - MATTERS DELEGATED TO COMMITTEE

ITEM PAGE

1. DECLARATIONS OF INTEREST: In accordance with the 4 Council’s Code of Conduct, members are reminded that any personal/prejudicial interests should be declared as required by the Council’s Code of Conduct adopted in accordance with the Local Government Act 2000.

2. CONFIRMATION OF MINUTES: To confirm as a correct record 4 the minutes of the Development Control Committee meeting held on 14 March 2007 (previously circulated).

3. SUBSTITUTE MEMBERS: Details of any substitute members 4 notified in accordance with council procedure rule 26.3

4. DEVELOPMENT CONTROL MATTERS AS NUMBERED

4 Development Control Committee Index 04 April 2007

Item Application Location/Proposal Recomm. Page No: No: No.

1 06/1085 50 ST DAVIDS ROAD SOUTH, ST ANNES, Grant 3 LYTHAM ST ANNES, FY8 1T THREE STOREY REAR EXTENSION (AMENDED RE-SUBMISSION OF REFUSED APPLICATION NO. 06/0514)

2 06/1122 PATHWAYS, BLACKPOOL ROAD, NEWTON, Grant 8 PRESTON RETROSPECTIVE APPLICATION FOR ERECTION OF NURSERY SALES SHED

3 06/1123 PATHWAYS, BLACKPOOL ROAD, NEWTON, Grant 14 PRESTON RETROSPECTIVE APPLICATION FOR REMODELLING OF FACADES OF FORMER GLASSHOUSE BUILDING INCLUDING SINGLE STOREY CONSERVATORY EXTENSION.

4 06/1124 PATHWAYS, BLACKPOOL ROAD, NEWTON, Grant 20 PRESTON BLOCK OF 10 LIVERY STABLES, TACK ROOM, OFFICE & STORE (RETROSPECTIVE APPLICATION)

5 07/0034 PINFOLD HARBOUR LANE, SALWICK, Refuse 26 PRESTON DEMOLISH CONSERVATORY, PART OF LOUNGE AND PORCH, ERECTION OF SINGLE STOREY EXTENSION. DEMOLISH WAC, UTILITY, SUN LOUNGE AND OFFICE AND ERECTION OF SUN LOUNGE AND ENTRANCE PASSAGES. REPLACE GARAGE AND OUTBUILDINGS WITH GARAGE, CAR PORT AND GUEST ACCOMMODATION ABOVE.

6 07/0045 DOW EDGE, PRESTON OLD ROAD, Grant 31 FRECKLETON, PRESTON, PR4 1 SINGLE STOREY SIDE EXTENSION

7 07/0069 BIRCH COTTAGE, FLEETWOOD ROAD, Grant 35 GREENHALGH, KIRKHAM MODIFICATION OF APPLICATION 5/97/0297 FOR USE AS SINGLE HOLIDAY COTTAGE & ALTERATIONS TO EXERNAL ELEVATIONS TO INCLUDE NEW WINDOW/DOOR OPENINGS.

8 07/0071 52 RIBBLE AVENUE, FRECKLETON, Grant 41 PRESTON

1 RE-SUBMISSION OF 06/953 - CONSERVATORY TO SIDE ELEVATION

9 07/0120 KIRKHAM GRAMMAR SCHOOL, RIBBY Grant 45 ROAD, KIRKHAM, PRESTON TWO STOREY EXTENSION TO EXISTING SCIENCE BLOCK TO PROVIDE REPLACEMENT CLASSROOMS

10 07/0130 PEEL HALL FARM, PEEL ROAD, PEEL, Refuse 52 BLACKPOOL CONVERSION OF EXISTING REDUNDANT DWELLING INTO OFFICE ACCOMMODATION AND ERECTION OF REPLACEMENT SITE OWNERS DWELLING.

11 07/0187 76 NORTH PROMENADE, ST ANNES, Grant 59 LYTHAM ST ANNES ERECTION OF DETACHED DWELLING (AMENDMENTS TO APPROVED HOUSE TYPE)

12 07/0194 LIFEBOAT HOUSE, EAST BEACH, LYTHAM, Grant 65 LYTHAM ST ANNES CHANGE OF USE FROM LIFE BOAT STATION TO LIFE BOAT MUSEUM

Development Control Committee Schedule 04 April 2007

Item Number: 1 Committee Date: 04 April 2007

Application Reference: 06/1085 Type of Application: Full Planning Permission Applicant: MR CORKHILL Agent :

Location: 50 ST DAVIDS ROAD SOUTH, ST ANNES, LYTHAM ST ANNES, FY8 1T Proposal: THREE STOREY REAR EXTENSION (AMENDED RE-SUBMISSION OF REFUSED APPLICATION NO. 06/0514) Parish: Heyhouses Area Team: Area Team 2

Weeks on Hand: 11 Case Officer: Mrs C Kitching

Reason for Delay: Delay due to the need to report Committee

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

The main issues for consideration in this application are contained within Policy HL5 of the Fylde Borough Local Plan. It is considered that the proposal would not have a detrimental impact upon the amenities of nearby residential properties and will meet the criteria laid down in the policy. Members are recommended to grant planning permission subject to conditions.

Reason for Reporting to Committee

The views of the Town Council raise concern tantamount to an objection and the officer recommendation is one of approval.

Site Description and Location

This application relates to and existing HMO property (House in Multiple Occupation) within the settlement of Lytham St Annes. The converted town house is on the seaward side of St David’s Road South, St Annes in the block between the old telephone exchange (now BT premises) and the railway line end of Hove Road.

This property is terraced being one of a group of four properties located south of Hove Road, on the westerly side. It is three storeys in height and is in use as a house in multiple occupation. These properties have rear wings (or annexes) either two or three storeys in height; this particular property has a rear annex of three storeys. The rear facades of the properties are set back and contain windows to serve the main body of the houses. The rear of these properties is tightly developed and is located at right angles to the rear of the properties fronting Hove Road.

Details of Proposal

It is proposed to upgrade this property and a part of this proposal is one of adding a three-storey rear extension to the existing rear wing. The projection would be one metre depth and contain kitchen or kitchen/dining areas at each level. The extension would be faced in brick and incorporate a pitched roof.

Relevant Planning History

Application No. Development Decision Date

06/0514 THREE STOREY REAR EXTENSION Refused 02/08/2006

Relevant Planning Appeals History

None

Parish Council Observations

St Anne's on the Sea Town Council (notified on 25 January 2007)

Summary of Response Concerned about possible loss of light to adjoining building No details of bathroom facilities have been indicated for flat 2

Officer note: the floor layout is not shown in its entirety on the submitted plans and a bathroom is to be included in the accommodation. In any event, any lack of bathroom would be a matter for the Council's Housing authority and is not a material planning consideration.

Statutory Consultees

N/A

Observations of Other Interested Parties

None received

Neighbour Observations

Neighbours notified: by standard notification letter: sent and hand delivered to all occupiers of flats and houses in the 'L' shaped block

No. of Responses Received: None

Relevant Planning Policy

Joint Lancashire Structure Plan: JS02 Main Development Locations

Fylde Borough Local Plan: SP01 Development within settlements HL05 House extensions and incidental buildings

Other Relevant Policy:

4 PPS1: Delivering Sustainable Development

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

This property is presently used as an HMO and is in a poor state of repair both internally and externally. Under new ownership it is proposed to upgrade the units. This includes the provision of a one metre depth rear extension to the present rear wing of the property to produce a total projection of some 5.5 metres. It is not proposed to introduce new units but provide each one with additional floorspace. The rear of the properties are tightly spaced with rearward annex projections creating deep ‘well’ areas which serve windows to the adjoining properties. In addition, in this case, the rear wing has an impact on the properties contained within the corner of St. David’s Road South and Hove Road.

The occupiers of the flats of the adjacent property that have a window on the rear elevation do not receive full sunlight to that window in the later part of the day because the outrigger of no. 50 (the element that would be extended) blocks some of the afternoon sunlight. The 1 metre projection increase would in effect, bring the sun light block-out time a little earlier. However the other half of the 'L' shaped block of the joined terrace building, the properties on the southeast side of Hove Road, blocks much of the late sun and the rear aspect for no. 52 has never been advantageous for the occupiers of those flats. This situation, together with the proposal's benefit of improving the housing stock is considered to result in a net acceptable development.

The proposal projects from the building less than the previously refused application, an amendment which is considered to have overcome the previous reason for refusal. The new first floor window on the side elevation serving a lounge/kitchen for flat 4 could present an overlooking issue to the rear private amenity space of properties to the north / west (48 St David’s Road South, 14, 12 and 10 Hove Road in particular) and a condition of any planning permission is necessary to ensure that window is obscure glazed and fixed shut to protect the amenities of those residential properties from harmful loss of privacy to an undue extent.

Conclusions

The proposal complies with the relevant local plan policies and government guidance and does not have an undue impact on the amenities of nearby residents nor on the visual amenity of the area. There are no material considerations other than those addressed above. The proposal is acceptable and therefore the application is recommended for approval.

Recommendation

That Planning Permission be GRANTED subject to the following conditions:

1. The development hereby permitted must be begun not later than the expiration of 3 years commencing upon the date of this permission, and where applicable should be undertaken in strict accordance with the plan(s) comprising all aspects of the approved development accompanying the decision notice.

This standard time limit is required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004, while compliance with approved plans is required to ensure the approved standard of development is achieved.

5 2. Notwithstanding any denotation on the approved plans the materials of construction to be used on the external elevations and roof must match those of the existing building in the terms of colour and texture.

To ensure a consistency in the use of materials in the interest of visual amenity.

3. The window shown coloured GREEN on the approved plan shall be of a type that are either fixed shut or of a form that do not open fully inwards or outwards. The exact from and design of those window shall be agreed with the Local Planning Authority prior to commencement of built development on site and after insertion only the agreed type of window shall be subsequently refitted as a repair or replacement.

To protect the amenities of the nearby residential properties to the northwest from undue loss of privacy.

Item Number: 2 Committee Date: 04 April 2007

Application Reference: 06/1122 Type of Application: Full Planning Permission Applicant: Ms J Maxton & Mr S Agent : Planning Problems Hannan Solved Location: PATHWAYS, BLACKPOOL ROAD, NEWTON, PRESTON

Proposal: RETROSPECTIVE APPLICATION FOR ERECTION OF NURSERY SALES SHED Parish: Newton Clifton and Area Team: Area Team 2 Salwick Weeks on Hand: 18 Case Officer: Helen Hockenhull

Reason for Delay: Deferral at last Committee and to obtain revised access plans from the applicant

Summary of Recommended Decision: Grant

This application was considered at the last meeting of the Development Control Committee when Members deferred the determination of the application to allow a site visit to take place. The application was reported as follows and the recommendation remains unchanged:

Summary of Officer Recommendation

The proposed sales building used in relation to an existing plant nursery is considered to form an acceptable minor development in the countryside which is acceptable in terms of local plan policy SP2 and EP11. Issues of highway safety, on site parking and turning are adequately addressed in the revised on site layout. The recommendation is, therefore, one of approval.

Reason for Reporting to Committee

The application is on the agenda as Newton with Clifton Parish Council's views are contrary to officer recommendation.

Site Description and Location

The application site forms an established nursery located to the west of Blackpool Road, Newton. The site lies in an area designated as countryside.

Details of Proposal

Retrospective planning permission is being sought for a small timber sales building serving the plant nursery, located against the boundary fence to the site access road to the east of the nursery sales area.. The building is 7.3 metres by 3.5 metres and has a sloping pitch felt roof. The main purpose of the building is to provide shelter to staff and customers when purchasing goods or asking for advice. Due to the buildings size there is very limited scope for indoor sales.

Relevant Planning History

Application No. Development Decision Date

06/1123 RETROSPECTIVE APPLICATION FOR This REMODELLING OF FACADES OF FORMER application is GLASSHOUSE BUILDING INCLUDING also before this SINGLE STOREY CONSERVATORY committee for EXTENSION. consideration 06/1124 BLOCK OF 10 LIVERY STABLES, TACK This ROOM, OFFICE & STORE (RETROSPECTIVE application is APPLICATION) also before this committee for consideration 05/0766 CERTIFICATE OF LAWFULNESS FOR AN Approve 23/09/2005 EXISTING USE FOR PATHWAYS NURSERIES Certificate 04/0910 Removal of condition 2 on application 3/7/3594 Granted 27/10/2004 and removal of condition 1 on application 3/7/3594/1 04/0031 REMOVAL OF AGRICULTURAL Granted 31/03/2004 OCCUPANCY CONDITION (CONDITION 1) ATTACHED TO PLANNING PERMISSION 3/7/3594 02/0080 NON ILLUMINATED, DUAL BOARDS SIGN Granted 19/06/2002 TO EXISTING DISPLAY POSTS ADJACENT ROADSIDE 98/0390 ERECTION OF TWIN POLYTUNNEL & Refused 07/10/1998 CREATION OF CAR PARK & HARDSTANDING 92/0658 SINGLE STOREY EXTENSION TO SIDE. Granted 09/10/1992 91/0685 TWO STOREY SIDE EXTENSION AND Granted 03/12/1991 DORMER EXTENSIONS TO REAR 89/0065 EXTENSION TO FORM EN-SUITE BEDROOM Granted 22/02/1989

Relevant Planning Appeals History

None.

Parish Council Observations

Newton with Clifton Parish Council notified on 30 November 2006

Summary of Response

Object - The proposal is considered an over intensive use of the site. The proposed development will cause an increase in vehicular activity and it is therefore considered will adversely impact on road safety in the immediate locality. The Council considers that the access/egress to/from the public highway is unsatisfactory, given the type and projected increased number of vehicular traffic to/from the site, moreover the position of vehicular parking and related manoeuvres is considered inadequate. Express concern about the retrospective nature of the application and consider that a comprehensive planning application that reflects proposals for the site should be submitted.

Statutory Consultees

9 number of problems with the access are identified. The existing access road layout is approximately 9 metres wide and has echelon parking bays. The bays are marked to the point where the road meets the back of footway. If vehicles are parked, there is insufficient width for two vehicles are unable to pass eg one vehicle entering , one vehicle leaving the site. This could be rectified by removing the first 4/5 bays to leave 15 metres where the road is wide enough to accommodate 2 way traffic. The removal of bays may however create parking problems.

The three applications on this site have arrived concurrently to rectify existing operations. There are obvious problems with the current arrangement. I am not happy to condone the existing operations without addressing road safety issues. More information is required about the likely traffic generation of the site to determine how parking is required. Assuming sufficient car parking can be accommodated on the site, I am willing to accept the applications subject to an access improvement as described above, and additionally subject to the applicant funding an amendment to the road markings fronting the property. This would take the form of extending the ghost island/right turning lanes to provide protection for vehicles turning in to the site. The Applicant may need to enter into a legal agreement with the Highway Authority to provide these.

Comments on amended Plan The amended site layout, providing for two way traffic into the site and revised car parking and turning arrangements, is acceptable.

Observations of Other Interested Parties

N/A

Neighbour Observations

Neighbours notified: 14 December 2006. Site notice erected. Amended plans notified: 8 February 2007 No. Of Responses Received: One representation received Nature of comments made:

Original Submission Has no objections to the erection of a shed, however objects to the use that the building is put to, namely a retail shop open to the public. No regard is made to the safety of people when large wagons are loaded and unloaded in the narrow driveway being used as customer parking, with no warning signs. Because the area is so restricted for space, heavy goods vehicles have to use the A585 to reverse in to the site. When leaving the site, goods vehicles block the narrow drive and cause traffic tailbacks on the A585.

Amended Plans There is no allocation of parking spaces for the saddlery or for Aspire Cane furniture. The turning head proposed is currently used for the parking of a large delivery vehicle and is therefore unusable. The area marked for parking for the livery stables is currently occupied by a sales shed for horse and animal feed and there is a large container next to it used for the laundry of horse rugs etc. These are not marked on the plans and do not have planning permission. The area marked as a turning head close to the parking for stable use is partly occupied by a conservatory extension leaving little room for vehicles to turn. The neighbour also comments that their right of way is along and across the total width of the drive.

Relevant Planning Policy

10 Joint Lancashire Structure Plan: Policy 5: Development in rural areas

Fylde Borough Local Plan: SP02 Development within countryside area EP11 Building Design and Landscape Character

Other Relevant Policy: PPS1: Delivering Sustainable Development

Site Constraints Within countryside area

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

This application seeks retrospective planning permission for a small timber building used in connection with the existing plant nursery. The application site is located in the countryside and is therefore subject to local plan policy SP2 and EP11. The main issue raised by the development is therefore the impact of the proposal on the character and appearance of the countryside. Policy SP2 is one of restraint aimed at protecting the intrinsic character and value of the countryside. Additionally Policy EP11 seeks a high standard of design and materials for new developments in rural areas. The building proposed is however small, constructed in timber and cannot be readily viewed from outside the site. It has no visual impact on the countryside and is therefore considered to be acceptable in relation to policy SP2 and EP11.

The nursery sales use of the site has been established by a Certificate of Lawfulness granted in September 2005. The timber sales building forms a minor development which provides additional facilities for customers to the site. In isolation and given the established retail use of the site, the building raises no planning issues.

Concern has been raised by the Parish Council, a local neighbour and the Local Highway Authority about the traffic generated by the site and the existing parking and junction arrangements. Members will have seen from the agenda that there are three retrospective applications relating to this site. The small sales building, on its own does not raise any highway issues. However, when the site is considered as a whole, highways and parking issues are of greater significance. Officers have discussed the situation with the applicants agent and a revised on site parking layout with the provision of 2 way access into the site has been submitted. This is considered to be acceptable to overcome the existing problems of vehicles entering and leaving the site. The revised layout also provides for the turning of delivery vehicles within the site. In line with the advice from the Highway Authority, the applicant has also indicated that they are willing to fund a scheme of highway improvement in the form of white lining and ghost island facility to provide protection for vehicles turning in to the site.

Conclusions

The proposed sales building used in relation to an existing plant nursery is considered to form an acceptable minor development. Issues of highway safety, on site parking and turning are adequately addressed in the revised on site layout.

11 Recommendation

That Planning Permission be GRANTED subject to the following conditions:

1. The premises shall be used only for the purpose of retail sales in connection with the existing plant nursery and for no other purposes of Use Class A1 as specified in the Schedule to the Town and Country Planning (Use Classes) Order 1987 as amended nor for any other purpose without the prior permission of the Local Planning Authority.

To ensure that no other use commences without the prior permission of the Local Planning Authority and to enable other uses to be considered on their merits.

2. Within three months of the date of this permission, the on site car parking arrangements and turning areas as detailed on the plan received on 26 February 2007, shall be implemented to the satisfaction of the local planning authority and once completed thereafter retained, unless otherwise agreed in writing by the local planning authority.

In the interests of highway safety to ensure adequate on site parking and manoeuvring space and to enable two way traffic to enter /exit the site.

3. Within three months of this permission, a scheme and programme, including a timetable, for the implementation of off site highway improvement works, shall be submitted to the local planning authority for approval in writing. The works shall be carried out in accordance with the approved scheme and programme unless otherwise agreed in writing with the local planning authority.

In the interests of highway safety to secure an adequate access to the site.

Item Number: 3 Committee Date: 04 April 2007

Application Reference: 06/1123 Type of Application: Full Planning Permission Applicant: Ms J Maxton & Mr S Agent : Planning Problems Hannan Solved Location: PATHWAYS, BLACKPOOL ROAD, NEWTON, PRESTON

Proposal: RETROSPECTIVE APPLICATION FOR REMODELLING OF FACADES OF FORMER GLASSHOUSE BUILDING INCLUDING SINGLE STOREY CONSERVATORY EXTENSION. Parish: Newton Clifton and Area Team: Area Team 2 Salwick Weeks on Hand: 13 Case Officer: Helen Hockenhull

Reason for Delay: Deferral at last Committee and to obtain revised access plans from the applicant

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

It is not considered that the remodelled building results in an adverse landscape impact and is thus in compliance with local plan policies SP2 and EP11. Issues of highway safety, on site parking and turning are adequately addressed in the revised on site layout. Officers therefore recommend approval of the application.

Reason for Reporting to Committee

The application is on the agenda as Newton with Clifton Parish Council's views are contrary to officer recommendation.

Reason for Reporting to Committee

The application is on the agenda as Newton with Clifton Parish Council's views are contrary to officer recommendation.

Site Description and Location

The application site forms an established nursery located to the west of Blackpool Road, Newton. The site lies in an area designated as countryside.

Details of Proposal

This application seeks retrospective planning permission for the remodelling and extension of a former glasshouse building on the Pathways site. The building in question was originally a

14 glasshouse. The external appearance of the building has been altered by a new roof being erected in profiled metal cladding, the building of solid concrete block walls to all elevations and a conservatory style extension to the front of the building. The blockwork walls have been rendered and internally a new ceiling and internal fittings installed.

Relevant Planning History

None

Application No. Development Decision Date

06/1122 RETROSPECTIVE APPLICATION FOR This ERECTION OF NURSERY SALES SHED application is also before this committee for consideration 06/1124 BLOCK OF 10 LIVERY STABLES, TACK This ROOM, OFFICE & STORE (RETROSPECTIVE application is APPLICATION) also before this committee for consideration 05/0766 CERTIFICATE OF LAWFULNESS FOR AN Approve 23/09/2005 EXISTING USE FOR PATHWAYS NURSERIES Certificate 04/0910 Removal of condition 2 on application 3/7/3594 Granted 27/10/2004 and removal of condition 1 on application 3/7/3594/1 04/0031 REMOVAL OF AGRICULTURAL Granted 31/03/2004 OCCUPANCY CONDITION (CONDITION 1) ATTACHED TO PLANNING PERMISSION 3/7/3594 02/0080 NON ILLUMINATED, DUAL BOARDS SIGN Granted 19/06/2002 TO EXISTING DISPLAY POSTS ADJACENT ROADSIDE 98/0390 ERECTION OF TWIN POLYTUNNEL & Refused 07/10/1998 CREATION OF CAR PARK & HARDSTANDING 92/0658 SINGLE STOREY EXTENSION TO SIDE. Granted 09/10/1992 91/0685 TWO STOREY SIDE EXTENSION AND Granted 03/12/1991 DORMER EXTENSIONS TO REAR 89/0065 EXTENSION TO FORM EN-SUITE BEDROOM Granted 22/02/1989

Relevant Planning Appeals History

None.

Parish Council Observations

Newton with Clifton Parish Council notified on 30 November 2006

Summary of Response Object - The proposal is considered an over intensive use of the site. The proposed development will cause an increase in vehicular activity and it is therefore considered will adversely impact on road safety in the immediate locality. The Council considers that the access/egress to/from the public highway is unsatisfactory, given the type and projected increased number of vehicular traffic to/from the site, moreover the position of vehicular parking and related manoeuvres is considered inadequate.

15 Express concern about the retrospective nature of the application and consider that a comprehensive planning application that reflects proposals for the site should be submitted.

Statutory Consultees

County Highway Authority Comments on original proposal Blackpool Road A583 between Bryning Lane and Dowbridge has a poor accident record. This has recently been addressed by a local safety scheme. Having inspected the site, a number of problems with the access are identified. The existing access road layout is approximately 9 metres wide and has echelon parking bays. The bays are marked to the point where the road meets the back of footway. If vehicles are parked, there is insufficient width for two vehicles are unable to pass eg. one vehicle entering , one vehicle leaving the site. This could be rectified by removing the first 4/5 bays to leave 15 metres where the road is wide enough to accommodate 2 way traffic. The removal of bays may however create parking problems.

Comments on amended Plan The amended site layout, providing for two way traffic into the site and revised car parking and turning arrangements, is acceptable.

Observations of Other Interested Parties

None

Neighbour Observations

Neighbours notified: 4 January 2007. Site notice erected. Amended plans notified: 8 February 2007 No. Of Responses Received: One response received Nature of comments made:

Comments on original plans Strongly object - To describe the building as remodelling gives the wrong impression. Basically a new building has been erected. Only the wooden stanchions and roof structure of the glasshouse remain. A ceiling has been installed and the interior has been fitted out. The building has no foundations and there is concern that the building is unsafe. The building is used as a retail shop which goes against planning policies which aim to concentrate shops in the urban area. The site has a Certificate of Lawful Use for use as a nursery with retail sales for the sale of garden related products, not the sale of furniture, china, riding clothes and equipment. The traffic from the site impacting on the A585 is a concern. The design of the access is inadequate with parking spaces right up to the road. Drivers leaving and entering the site have a restricted view which could lead to a serious accident.

16 Comments on amended plans There is no allocation of parking spaces for the saddlery or for Aspire Cane furniture. The turning head proposed is currently used for the parking of a large delivery vehicle and is therefore unusable. The area marked for parking for the livery stables is currently occupied by a sales shed for horse and animal feed and there is a large container next to it used for the laundry of horse rugs etc. These are not marked on the plans and do not have planning permission. The area marked as a turning head close to the parking for stable use is partly occupied by a conservatory extension leaving little room for vehicles to turn. The neighbour also comments that their right of way is along and across the total width of the drive.

Relevant Planning Policy

Joint Lancashire Structure Plan: Policy 5: Development in rural areas

Fylde Borough Local Plan: SP02 Development within countryside area EP11 Building design & landscape character

Other Relevant Policy: PPS1: Delivering Sustainable Development

Site Constraints Within countryside area

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

Retrospective planning permission is being sought for the remodelling and alterations to a former glasshouse building. The building is currently used for retail sales of gifts and cane furniture, equestrian clothes and equipment and also contains a small coffee shop to the rear.

A Certificate of Lawful Use was granted by this Committee, contrary to the recommendation of your Officers, in September 2005 for the use of the land for a nursery with retail sales for the sale of garden related products. In consultation with the Councils Legal Officer, it has been determined that as the evidence submitted with the Certificate sought an A1 retail use, and in addition, having regard to the fact that the sale of garden related products falls within the A1 retail use class, that an A1 retail use has been established on the site by the granting of the Certificate. The retail use of the site is therefore considered to be lawful.

The two main issues raised by the development are the design and materials of the remodelled building and the impact of the resultant building on the character of the countryside and secondly highway related matters.

Policy SP2 of the local plan concerns development in the countryside and forms a policy of restraint, aimed at protecting the countryside from non essential development. Policy EP11 of the local plan aims to ensure that new development in the countryside is assimilated into the landscape and is of a high standard of design with building materials reflecting the local vernacular. In this case, the remodelled building is not of a particularly high standard of design or materials being constructed with rendered blockwork walls and a profiled steel sheet roof. However, the building can only be readily viewed from within the site and therefore does not adversely affect the landscape of the

17 countryside or create any unacceptable visual intrusion. Furthermore, it is considered that the building would have no greater impact on the character of the countryside than the glass house it has replaced. It is therefore considered that the building is acceptable in terms of landscape impact and therefore in compliance with local plan policies SP2 and EP11.

The second issue is that of highway safety and traffic generation, particularly when the overall use and activity on the site is considered. Concern has been raised by the Parish Council, a local neighbour and the Local Highway Authority about the traffic generated by the site and the existing parking and junction arrangements. Officers have discussed the situation with the applicant's agent and a revised on site parking layout with the provision of 2 way access into the site has been submitted. This is considered to be acceptable to overcome the existing problems of vehicles entering and leaving the site. The revised layout also provides for the turning of delivery vehicles within the site. In line with the advice from the Highway Authority, the applicant has also indicated that they are willing to fund a scheme of off site highway improvement in the form of white lining and a ghost island right turning facility to provide protection for vehicles turning in to the site.

Conclusions

The retail use of the site has been established by the Certificate of Lawfulness granted in September 2007. Whilst the building is not of a particularly inspired design and materials, as it can only be seen within the site, it is not considered that it results in an adverse landscape impact and is thus in compliance with local plan policies SP2 and EP11. Issues of highway safety, on site parking and turning are adequately addressed in the revised on site layout.

Recommendation

That Planning Permission be GRANTED subject to the following conditions:

1. Within three months of the date of this permission, the on site car parking arrangements and turning areas, as detailed on the plan received on 26 February 2007, shall be implemented to the satisfaction of the local planning authority and once completed thereafter retained.

In the interests of highway safety to ensure adequate on site parking and manoeuvring space and to enable two way traffic to enter /exit the site.

2. Within three months of this permission, a scheme and programme, including a timetable, for the implementation of off site highway improvement works, shall be submitted to the local planning authority for approval in writing. The works shall be carried out in accordance with the approved scheme and programme unless otherwise agreed in writing with the local planning authority.

In the interests of highway safety to secure an adequate access to the site.

Item Number: 4 Committee Date: 04 April 2007

Application Reference: 06/1124 Type of Application: Full Planning Permission Applicant: Ms J Maxton & Mr S Agent : Planning Problems Hannan Solved Location: PATHWAYS, BLACKPOOL ROAD, NEWTON, PRESTON

Proposal: BLOCK OF 10 LIVERY STABLES, TACK ROOM, OFFICE & STORE (RETROSPECTIVE APPLICATION) Parish: Newton Clifton and Area Team: Area Team 2 Salwick Weeks on Hand: 18 Case Officer: Helen Hockenhull

Reason for Delay: Deferral at last Committee and to obtain revised access plans from the applicant

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

It is considered that the 10 livery stables are acceptable in terms of Local Plan Policy SP13. There is an existing dwelling that provides accommodation for security and management of the livery and the building is acceptable in the landscape of this countryside area.. Issues of highway safety, on site parking and turning are adequately addressed in the revised on site layout. Officers therefore recommend approval subject to conditions linking the house to the stable use and the implementation of the improvements to the car parking layout.

Reason for Reporting to Committee

The application is on the agenda as Newton with Clifton Parish Council's views are contrary to officer recommendation.

Site Description and Location

The application site forms an established nursery located to the west of Blackpool Road, Newton. The site lies in an area designated as countryside.

Details of Proposal

Retrospective planning permission is being sought for a block of 10 livery stables with tack room, office and store. The stables are arranged around a quadrangle. The building is constructed in timber, with green profiled sheet roofing. The stables are used for the owners horses and also run as a livery for other horse owners. The access to the stables is via the access drive which serves the existing nursery and retail site. There is car parking for the stables in the quadrangle area.

Relevant Planning History

Application No. Development Decision Date

06/1123 RETROSPECTIVE APPLICATION FOR This REMODELLING OF FACADES OF FORMER application is GLASSHOUSE BUILDING INCLUDING also before SINGLE STOREY CONSERVATORY this EXTENSION. committee for consideration 06/1122 RETROSPECTIVE APPLICATION FOR This ERECTION OF NURSERY SALES SHED application is also before this committee for consideration 05/0766 CERTIFICATE OF LAWFULNESS FOR AN Approve 23/09/2005 EXISTING USE FOR PATHWAYS NURSERIES Certificate 04/0910 Removal of condition 2 on application 3/7/3594 Granted 27/10/2004 and removal of condition 1 on application 3/7/3594/1 04/0031 REMOVAL OF AGRICULTURAL Granted 31/03/2004 OCCUPANCY CONDITION (CONDITION 1) ATTACHED TO PLANNING PERMISSION 3/7/3594 02/0080 NON ILLUMINATED, DUAL BOARDS SIGN Granted 19/06/2002 TO EXISTING DISPLAY POSTS ADJACENT ROADSIDE 98/0390 ERECTION OF TWIN POLYTUNNEL & Refused 07/10/1998 CREATION OF CAR PARK & HARDSTANDING 92/0658 SINGLE STOREY EXTENSION TO SIDE. Granted 09/10/1992 91/0685 TWO STOREY SIDE EXTENSION AND Granted 03/12/1991 DORMER EXTENSIONS TO REAR 89/0065 EXTENSION TO FORM EN-SUITE BEDROOM Granted 22/02/1989

Relevant Planning Appeals History

None.

Parish Council Observations

Newton with Clifton Parish Council notified on 30 November 2006

Summary of Response

21 Express concern about the retrospective nature of the application and consider that a comprehensive planning application that reflects proposals for the site should be submitted.

Statutory Consultees

County Highway Authority Comments on original proposal Blackpool Road A583 between Bryning Lane and Dowbridge has a poor accident record. This has recently been addressed by a local safety scheme. Having inspected the site, a number of problems with the access are identified. The existing access road layout is approximately 9 metres wide and has echelon parking bays. The bays are marked to the point where the road meets the back of footway. If vehicles are parked, there is insufficient width for two vehicles are unable to pass eg one vehicle entering , one vehicle leaving the site. This could be rectified by removing the first 4/5 bays to leave 15 metres where the road is wide enough to accommodate 2 way traffic. The removal of bays may however create parking problems.

Amended Plan The amended site layout, providing for two way traffic into the site and revised car parking and turning arrangements, is acceptable.

Observations of Other Interested Parties

None

Neighbour Observations

Neighbours notified: 14 December 2006. Site Notice erected. Amended plans notified: 8 February 2007 No. Of Responses Received: One received Nature of comments made:

Comments on original submission No objections to the principle of stables in this countryside area, however is concerned about the number of stables which involves owners of horses and their vehicles coming and going in a congested area., and the impact of slow moving horse boxes and trailers turning in/out of the A585.This is contrary to highway safety because of excessive traffic turning off a major road and the inadequate access and car parking in the site. Has no objection to the exercise menage but considers the floodlights are unduly dominant and could be toned down.

Note : The exercise menage and floodlights do not form part of this application and are currently unauthorised having no planning consent.

Comments on amended plans

22 There is no allocation of parking spaces for the saddlery or for Aspire Cane furniture. The turning head proposed is currently used for the parking of a large delivery vehicle and is therefore unusable. The area marked for parking for the livery stables is currently occupied by a sales shed for horse and animal feed and there is a large container next to it used for the laundry of horse rugs etc. These are not marked on the plans and do not have planning permission. The area marked as a turning head close to the parking for stable use is partly occupied by a conservatory extension leaving little room for vehicles to turn. The neighbour also comments that their right of way is along and across the total width of the drive.

Relevant Planning Policy

Joint Lancashire Structure Plan: Policy 5: Development in rural areas

Fylde Borough Local Plan: SP02 Development within countryside area EP11 Building design & landscape character SP13 Stables & eques. cen., kennel & cattery

Other Relevant Policy: PPS1: Delivering Sustainable Development

Site Constraints Within countryside area

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

Retrospective planning permission is being sought for the erection of a block of 10 livery stables, tack room, office and store. The two main issues raised by this development are firstly, compliance with Local Plan Policy SP13, which concerns development of commercial riding stables and livery and secondly, highway and access issues.

Local Plan Policy SP13 permits livery and riding establishments in countryside areas providing that certain criteria are met. In respect of new enterprises, such as this one, Policy SP13 requires the development to be located where an existing dwelling can provide accommodation for security and supervision of animals. In this case, the applicant resides in the existing bungalow, Pathways and also has their own horses in the stables. The new building is appropriately designed for it's purpose and constructed in materials appropriate to the rural area. The stables have limited impact on the character of the countryside as they are difficult to see from viewpoints outside the site. The stables have adequate car parking and raise no amenity implications for the nearest residential property. It is therefore considered that the development complies with local plan policy SP13.In order to ensure that the stables remain connected to the existing dwelling, Officers recommend the imposition of an appropriate planning condition to link the residential use to the stables.

In terms of access and highway issues, concern has been raised by the Parish Council, a local neighbour and Local Highway Authority about the traffic generated by the site and the existing parking and junction arrangements. It is particularly relevant in the case of the stables development to ensure a satisfactory site access to the site, as horse boxes and trailers tend to be slower moving vehicles. Officers have discussed the situation with the applicants agent and a revised on site parking

23 layout with the provision of 2 way access into the site has been submitted. This is considered to be acceptable to overcome the existing problems of vehicles entering and leaving the site. In line with the advice from the Highway Authority, the applicant has also indicated that they are willing to fund a scheme of highway improvement in the form of white lining and ghost island right turning facility to provide protection for vehicles turning in to the site. The stables themselves have adequate car parking and turning area for horse boxes and trailers.

Conclusions

It is considered that the development is acceptable in terms of Local Plan Policy SP13. There is an existing dwelling that provides accommodation for security and management of the livery and it is considered appropriate to impose a condition to link the dwelling to the stables use. Issues of highway safety, on site parking and turning are adequately addressed in the revised on site layout.

Recommendation

That Planning Permission be GRANTED subject to the following conditions:

In the interests of highway safety to ensure adequate on site parking and manoeuvring space and to enable two way traffic to enter /exit the site.

In the interests of highway safety to secure an adequate access to the site.

3. The livery stables hereby approved shall only be operated or managed by a person residing in the adjacent dwelling, highlighted in BLUE on the attached plans, and the stables enterprise shall not be sold off, sublet or otherwise separated or operated separately from that dwelling.

In order to comply with Policy SP13 of the Fylde Borough Local Plan As Altered October 2005.

Item Number: 5 Committee Date: 04 April 2007

Application Reference: 07/0034 Type of Application: Full Planning Permission Applicant: Mr M Parker Agent : Janet Dixon Town Planners Ltd Location: PINFOLD HARBOUR LANE, SALWICK, PRESTON

Proposal: DEMOLISH CONSERVATORY, PART OF LOUNGE AND PORCH, ERECTION OF SINGLE STOREY EXTENSION. DEMOLISH WAC, UTILITY, SUN LOUNGE AND OFFICE AND ERECTION OF SUN LOUNGE AND ENTRANCE PASSAGES. REPLACE GARAGE AND OUTBUILDINGS WITH GARAGE, CAR PORT AND GUEST ACCOMMODATION ABOVE. Parish: Newton Clifton and Area Team: Area Team 2 Salwick Weeks on Hand: 11 Case Officer: Mr M Atherton

Reason for Delay:

Summary of Recommended Decision: Refuse

Summary of Officer Recommendation

The scale and design of the proposed development are considered to be detrimental to the rural character of the area and, therefore, contrary to the policy provisions of the Fylde Borough Local Plan.

Reason for Reporting to Committee

The Parish Council's views on the application conflict with the Officer Recommendation.

Site Description and Location

The site is a large detached, two storey dwelling, previously converted from two cottages, situated on the east side of Pinfold Lane due south of the junction with Treales Road There are areas of open countryside to the side, rear and opposite. The dwelling is symmetrical in appearance, resulting from its origins as two identical, semi-detached cottages. The property has been previously extended by way of a conservatory, a single storey rear extension, garage and adjoining car port and 2 no. free standing outbuildings in the rear garden, one of which is used to house a helicopter.

Details of Proposal

The proposal includes the demolition of the existing free standing garage & car port and its replacement with a building containing a double garage, an enclosed car port and first floor living accommodation (proposed guest suite). The building would have a pitched, oversailing roof to a height of 5.4 metres. It would be linked to the main dwelling by way of a new entrance and a single storey side extension on the site of the existing porch.

26 The existing single storey rear extension would be demolished & replaced with a part single/two storey extension with full height glazing and a tiled, pitched roof. The two storey element includes a central gable, which originates from an attempt to reflect the gable on the front elevation of the house.

At the northern end of the house, it is proposed to demolish the conservatory and replace it with a single storey extension, in matching brick, with a pitched roof. To the rear of this extension a covered walkway is proposed towards the helicopter hangar. The walkway would have a length of 10.8 metres, a width of 1.7 metres & a height of 3.4m to the ridge of a pitched roof. The west elevation of the walkway will be screened with trellis & the other side will remain open.

Relevant Planning History

Application No. Development Decision Date

00/0338 CHANGE OF USE OF LAND TO Refused 12/07/2000 RESIDENTIAL CURTILAGE AND PROPOSED PORTAL FRAMED BUILDING FOR USE AS STORE AND GARAGE

Relevant Planning Appeals History

Enforcement Requirements of Notice Decision Date Reference No. Remove the building and remove from the Quashed - 13/12/2005 EN/04/0001 land all building materials and rubble development is arising from compliance with requirement permitted in connection with application no. 00/0038 development & restore the land to grass.

Parish Council Observations

Newton with Clifton Parish Council notified on 17 January 2007 Summary of Response: The Council specifically support the proposal

Statutory Consultees

Campaign to Protect Rural England: Objection as the proposal will create a substantially larger and different looking house. The new structure would be out of keeping in terms of appearance and scale with the current structure and to all the neighbouring houses and would result in an increase in the volume of the house of over 33%. This would be contrary to polices HL4 & 5 of the Local Plan.

Observations of Other Interested Parties

N/A

Neighbour Observations

Neighbours notified: 8 letters sent 17 January and 1 letter sent 26 January 2007 No. Of Responses Received: None

Relevant Planning Policy

Joint Lancashire Structure Plan: Policy 5 - Development Outside Urban Areas

27 Fylde Borough Local Plan: SP2 - Countryside Areas HL2 - Development Control Criteria For Housing Proposals HL4 - Enlargement & Replacement Of Rural Dwellings HL5 - House Extensions

Other Relevant Policy: PPS1: Delivering Sustainable Development PPS7: Sustainable Development In Rural Areas

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

The site is situated in a countryside area and the property has previously been extended by way of a conservatory, a porch, a single storey rear extension and contains 3 no. outbuildings within the rear garden of significant size. These include a garage and attached car port, a garden store and a helicopter hangar. Policy HL4 of the FBLP permits the enlargement of rural dwellings, providing the volume of the resulting dwelling (including outbuildings), does not exceed the original by more than 33%, in order to protect the character of the countryside.

The extensions and outbuildings erected at the dwelling amount to an increase in excess of 100%, significantly in excess of the 33% figure. Consequently, the proposal by way of its increased volume, scale and design would be a visually intrusive feature within this countryside location and would have a detrimental impact on the character of the rural area.

The original dwelling is of traditional design with features in keeping with the locality and the prevailing vernacular of the Fylde. The proposal seeks to alter the existing simple design of the house and add to it with an elaborate design, which does not reflect the dwelling's original character and would be significantly detrimental to the character of the countryside.

The character of the dwelling is partly formed by its symmetrical appearance, with a central gable, regular window pattern and two centrally located chimneys. The proposed development seeks to erect additions either side of the dwelling, which would distort its symmetrical appearance and destroys its original character. the resulting design would be alien to this location within the Fylde countryside. Due to the scale, bulk, height and design of the proposed altered dwelling it would be visually intrusive within this flat rural landscape. It would result in additions which would be detrimental to the character of a traditional Fylde dwelling and consequently a house that is out of keeping with the locality and detrimental to the character of the countryside.

Conclusions

The proposal is considered to be contrary to policies SP2, HL2, HL4 & HL5 of the Adopted Fylde Local Plan as the proposed enlarged dwelling would, by virtue of its scale and design be out of keeping with the rural character

Recommendation

That Planning Permission be REFUSED for the following reasons:

28 1. The proposed development would be contrary to policy HL4, "Enlargement & Replacement of Rural Dwellings," of the Fylde Borough Local Plan, as altered (October 2005) as it would result in alterations to the dwelling which by virtue of their scale and design, would be out of keeping with the dwelling and the traditional rural character of the area.

Item Number: 6 Committee Date: 04 April 2007

Application Reference: 07/0045 Type of Application: Full Planning Permission Applicant: Mr T Crossthwaite Agent : Charchris Design

Location: DOW EDGE, PRESTON OLD ROAD, FRECKLETON, PRESTON, PR4 1 Proposal: SINGLE STOREY SIDE EXTENSION

Parish: Freckleton Area Team: Area Team 1

Weeks on Hand: 8 Case Officer: C & A Planning

Reason for Delay: N/A

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

The proposed extension, whilst having a relatively large footprint, would leave sufficient room within the curtilage and is not regarded as over development. The setting of the property at a lower level will lessen the impact of the development on those properties that front onto Preston Old Road and the proposal is, therefore, considered to be in accordance with Policy HL5 of the Local Plan.

Reason for Reporting to Committee

The Parish Council have raised objection to the proposal, contrary to the officer recommendation

Site Description and Location

The application property is a detached bungalow with a pitched tile roof and cream render to the external elevations. It is located to the side of cobbled lane which leads from Preston Old Road down to Freckleton Pool. The property has a bowed, flat roofed conservatory to the southern elevation and there is a detached garage with a pitched roof fronting the main road., which is situated at a higher level than the dwelling.

The main access to the dwelling is provided from the cobbled lane, through the side garden which wraps around the rear of the property. Clear views may be obtained from the gardens out over open countryside to the east. While the surrounding dwellings are not particularly close to the application property, the topography of the immediate area means several dwellings have views over the site

Details of Proposal

The application seeks to demolish the existing conservatory and erect a single storey side extension. This would link the dwelling to the detached garage, which would be converted to form a kitchen/dining area. The existing garage door would be bricked up and a window inserted in the north-western and north-eastern elevations. A new window would be created in the north-western elevation of the extension between the converted garage and the original dwelling, with an additional

31 window installed immediately adjacent to it, in the front elevation of the existing bungalow (next to the front door). Large glazed doors would stretch across the south-eastern elevation of the extension, while the south-western elevation would be blank. The proposed extension would measure approximately 8m x 7.3m at its widest point (excluding the existing garage) and would have a pitched roof with a ridge height of approximately 4m. The proposed materials/surface treatments comprise render to the external elevations, with concrete roof tiles above.

Relevant Planning History

Application No. Development Decision Date

87/0777 DETACHED BUNGALOW & GARAGE Granted 18/05/1988

Relevant Planning Appeals History

None.

Parish Council Observations

Freckleton Parish Council notified on 12 January 2007 Summary of Response: The proposal would be an over development of the site.

Statutory Consultees

Ministry of Defence The site is outside of the Ministry of Defence safeguarding area. There are no safeguarding objections to the proposal.

British Aerospace No objections to this proposal from an aerodrome safeguarding aspect.

Observations of Other Interested Parties

N/A

Neighbour Observations

Neighbours notified: 4 Neighbours notified 12th January 2007 No. of Responses Received: 1 Nature of comments made: The roofing of the proposal would be obtrusive, it would overlook number 102 Preston Old Road, and cast shade on the land. No objections to an extension further away from the boundary between the properties if it were less invasive.

Relevant Planning Policy

Fylde Borough Local Plan: Policy HL5: House Extensions

Other Relevant Policy: PPS1: Delivering Sustainable Development

32 Site Constraints The application site is within the urban area

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

The main planning issues for the consideration of this application are contained within Policy HL5 of the adopted Fylde Borough Local Plan. Relevant considerations relate to the relationship of the development with the existing building and the streetscene, together with the effect upon local residential amenity and the amount of garden space available at the property.

In relation to the first issue, although the proposed extension is relatively large in relation to the original dwelling and would substantially increase the footprint of the property, the proposal would not represent the over development of the plot as there is considerable garden space remaining. The setting of the dwelling at a lower level than the neighbouring house which fronts Preston Old Road means that the impact of the proposal on that property is lessened. Although the proposal would result in the loss of a view from that property, the extension would not be oppressive and there would be no loss of outlook. There would be no loss of light or overlooking of other nearby dwellings.

The single storey nature of the extension and its setting at a lower level than Preston Old Road means that there would be no impact on the street scene from either Preston Old Road or the Road to the side of the property.

Although the proposal is to convert the existing garage to residential space, adequate parking provision would be retained and highway safety and parking provision would not be adversely affected by the proposals.

Conclusions

For the reasons outlined above, it is considered that the development complies with Policy HL5 of the Fylde Borough Local Plan.

Recommendation

That Planning Permission be REFUSED for the following reasons:

2. Notwithstanding any denotation on the approved plans the materials of construction to be used on the external elevations and roof must match those of the existing building[s] in the terms of colour and texture.

To ensure a consistency in the use of materials in the interest of visual amenity.

Item Number: 7 Committee Date: 04 April 2007

Application Reference: 07/0069 Type of Application: Full Planning Permission Applicant: S Mrozek Agent :

Location: BIRCH COTTAGE, FLEETWOOD ROAD, GREENHALGH, KIRKHAM Proposal: MODIFICATION OF APPLICATION 5/97/0297 FOR USE AS SINGLE HOLIDAY COTTAGE & ALTERATIONS TO EXERNAL ELEVATIONS TO INCLUDE NEW WINDOW/DOOR OPENINGS. Parish: Greenhalgh with Area Team: Area Team 2 Thistleton Weeks on Hand: 8 Case Officer: Ruth Thow

Reason for Delay: N/A

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

This application proposes the modification to the planning permission granted under reference 5/97/0297 for conversion of an agricultural building to two holiday cottages, to a single holiday cottage and alterations to the external elevations to include additional window/doors. Subject to the use of the property being restricted to holiday use, the proposal is considered to be in keeping with the provisions of the development plan and Members are therefore recommended to approve the application.

Reason for Reporting to Committee

Due to the planning history of this particular site.

Site Description and Location

The application site is known as Birch Cottage, previously known as Raynacres and is situated on the west side of Fleetwood Road, Greenhalgh. The site has a two storey brick built barn and double span greenhouses on the site, the area is designated as countryside on the Fylde Borough Local Plan, as altered (October 2005). There is also a static caravan on site which the applicant is occupying whilst working on the conversion of the barn to holiday units in line with consent granted by the General Permitted Development Order.

Details of Proposal

This site was granted planning permission for conversion of the existing building into two holiday cottages in 1997. This application proposes to modify that permission to convert the building into a single holiday cottage and proposes to alter to the external elevations to include new window and patio door openings to the rear elevation and patio doors to west/side elevation and insertion of patio doors in place of garage door to the front elevation.

35 Relevant Planning History

Application No. Development Decision Date

97/0895 ERECTION OF GREENHOUSES Refused 25/03/1998 97/0297 RE-SUBMISSION OF APP NO. 5/96/0840 Granted 10/07/1997 CONVERSION OF REDUNDANT BARN INTO 2 HOLIDAY COTTAGES 96/0840 CONVERSION OF REDUNDANT BARN Refused 23/04/1997 INTO 2 HOLIDAY HOMES 95/0498 COMMERCIAL GREENHOUSE 14M X Granted 11/10/1995 20M 94/0586 OUTLINE - ERECTION OF A Refused 26/10/1994 DETACHED HOUSE

Relevant Planning Appeals History

Application No. Development Decision Date

97/0297 RE-SUBMISSION OF APP NO. 5/96/0840 Allowed 06/11/1997 CONVERSION OF REDUNDANT BARN INTO 2 HOLIDAY COTTAGES

Note: The above appeal was against the time limit element of a holiday occupancy condition imposed on application 97/0297

Parish Council Observations

Greenhalgh with Thisleton Parish Council notified on 08 February 2007 Summary of Response

No specific observations

Statutory Consultees

Building Control Manager With regard to the effect on the external appearance, I noted that the existing first floor window opening lights are too small to constitute escape windows, and the windows will have to be replaced with wider opening lights. The owners also wished to make new openings in the walls, which differ from the proposals detailed on the plan you forwarded to us.

Internally I noted that there had never been a centre dividing wall which is also shown on the plan you forwarded to us.

Observations of Other Interested Parties

None

Neighbour Observations

Neighbours notified: 09 February 2007 No. Of Responses Received: None

Relevant Planning Policy

Joint Lancashire Structure Plan: Policy 5: Development outside urban areas

Fylde Borough Local Plan: SP02 Development within countryside areas TREC03 Tourist Accommodation Outside Lytham St Annes SP05 Conversion of existing building outside settlements

Other Relevant Policy: PPS1: Delivering Sustainable Development PPS7: Delivering Sustainable development in rural areas

Site Constraints The site is within the allocated countryside area

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

The main issues to consider in the determination of this application are the provisions of policies SP2, SP5 and TREC3 of the Fylde Borough Local Plan, as altered (October 2005).

Policy SP2 refers to development in countryside areas and allows for the rehabilitation and re-use of permanent and substantial buildings which are structurally sound, in line with policies and SP5 and SP6.

Planning permission was applied for this particular site in 1996 for the conversion of the barn, the subject of this application into two holiday cottages. At that time it was stated that the barn was built in 1988 with the intention of starting a nursery business, the applicant at that time, had received written consent from the Planning Authority for the building. The applicant was a bricklayer and built the barn in brick, at a lower cost than purchasing a 'Wareing's' type building. The building was built in a modern design and shortly afterwards the applicant was unable to proceed with the proposed business and the 'barn' became redundant. A resubmission of the application was applied for and approved in June 1997.

Since that time the land has been sold and purchased by the current applicant, approximately 12 months ago. The applicant has commenced conversion of the property, although not fully implemented the previous approval and several of the conditions imposed upon the 1997 application have already been complied with and therefore the applicant has an extant permission for the conversion of the barn to two holiday cottages. The applicant now wishes to use the 'barn' as single holiday cottage and as a result amend several window/door openings to that which was illustrated on the approved plans in 1997.

Whilst it is necessary to consider the application against Local Plan policies and to that end policies SP2 and SP5 are applicable, the building does not follow the style and design of Fylde's traditional rural barns and appears as a more domestic style of building in the open countryside. The 1997 application then showed the existing building having two garage doors at ground floor and four uniformly arranged windows on the front/south elevation, both end elevations with a round 'porthole' style window and the rear elevation with no fenestration. This was then granted approval for two sets of patio doors , to replace the garage doors, to the front elevation and the insertion of two high level windows on the rear elevation. The introduction of patio doors and the style and position of the

37 existing windows, results in the loss of any potential for the building to appear as a traditional rural building.

In the application before Committee today, the applicant proposes to retain the detail as approved in the 1997 application to the front elevation, but wishes to introduce 4 first floor windows, a ground floor window and patio doors to the rear elevation and change the use of the building, to use as a single holiday cottage. Policy SP5 seeks to retain the character and features of any conversion, as previously stated the 'barn' is without any traditional features whatsoever, and the creation of the additional openings do not, therefore, detract from the building and its current domestic appearance.

In terms of the structural soundness of the building, it is a recently constructed modern building, built using brick with tiled roof and with cavity walls and concrete floor, other than the alterations to the openings there are no other rebuilding works proposed. Alterations to the access have already taken place, in-line with the condition imposed on the previous application.

It is considered that the use as a single holiday cottage would not lead to dispersal of activity on such as scale to prejudice the vitality of local villages/town. The site would not promote a conflict with other nearby buildings uses. It is situated sufficient distance from neighbours not to result in an adverse effect on the amenities of the occupiers of those properties.

Policy TREC 3 refers to the development of hotels and other tourist accommodation facilities and states that facilities will be permitted outside of Lytham St.Annes in the countryside areas, providing that this is small scale and in line with policies SP2 and SP5 and is not inappropriate in terms of their scale, siting and design.

In regard to recent similar applications, a Section 106 Agreement to provide further control over the occupancy of the premises, in addition to those imposed by a planning condition, have been required to allow the Council greater control over the occupancy of the units. The applicant has been requested to enter into such an agreement, but he has refused to do so as he has taken professional advice and he considers that the proposed condition would provide the Council with sufficient control over the future occupancy of the unit for holiday purposes only. Having regard to the comments of the Inspector who previously varied the holiday condition attached to the original scheme, and the fact that the applicant could revert to his previous permission for two holiday units which are not subject of a legal agreement, your officers recommend that permission be granted subject to the condition set out below as this is considered to provide sufficient control and is in line with current Government advice.

For Members information the applicant has sited a mobile home on the site for the purposes of accommodation whilst the building is being converted. It is considered that this is Permitted Development for the duration of these works and its use is being monitored by the Council's Enforcement Officer, with a view to its removal and the site made good upon completion of the works.

Conclusions

It is considered that the development complies with the requirements of Policies SP2, SP5 and TREC 3 of the Fylde Borough Local Plan, as altered (October 2005) in that it proposes the conversion of two holiday cottages into a single cottage and is a small scale conversion of existing buildings in a rural area for tourist accommodation, promoting the rural economy and the alterations proposed do not represent a visual detriment to the existing building or the countryside area. Conditions are imposed that restrict the use to that of holiday accommodation only.

Recommendation

That Planning Permission be GRANTED subject to the following conditions:

2. The holiday cottages hereby approved shall be used for holiday accommodation only and for no other purpose (including any other purpose within Class C of the schedule to the Town & Country Planning (Use Classes) Order 1987, or in any provision equivalent to that class in any statutory instrument revoking or re-enacting that order with or without modification).

3. Notwithstanding the details indicated on the submitted plans, details showing the design of all windows/door (s) shall be submitted to and approved by the Local Planning Authority before development is commenced.

Such details are not clearly shown on the application and to secure an overall satisfactory standard of development.

4. Prior to the commencement of the development full details of the means of foul sewerage and surface water treatment and disposal shall be submitted to and approved by the Local Planning Authority (the Council's Technical Officer); the facilities shall be fully installed on site to satisfactory working order prior to the first occupation of the holiday cottage.

To ensure satisfactory sewage treatment and surface water disposal on the development site.

Item Number: 8 Committee Date: 04 April 2007

Application Reference: 07/0071 Type of Application: Full Planning Permission Applicant: Mr and Mrs G Agent : Wilkinson Location: 52 RIBBLE AVENUE, FRECKLETON, PRESTON

Proposal: RE-SUBMISSION OF 06/953 - CONSERVATORY TO SIDE ELEVATION Parish: Freckleton Area Team: Area Team 1

Weeks on Hand: 9 Case Officer: C & A Planning

Reason for Delay: Due to request to report to Committee

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

This application is a resubmission of a previously refused application for a conservatory to the side of this property. The size of the conservatory has been reduced and it is considered that the previous reasons for refusal have now been addressed and the proposal is in line with the provisions of Policy HL5.

Reason for Reporting to Committee

At the request of the Chairman, Councillor T Fiddler

Site Description and Location

The property to which the application relates is a red brick bungalow with a pitched, tile roof, set back from the road on the corner of Ribble Avenue and Orchard Close.

There is a single detached red brick garage and driveway to the rear of the property, with access from Orchard Close. The bungalow itself contains a single dormer window in the roof pitch at the rear of the dwelling and double flat roofed dormer at the front. The property is situated within reasonably sized gardens which are bounded by dwarf brick walls, shrub planting and close boarded wooden fencing. Properties in the immediate vicinity of the site comprise a mix of semi-detached and detached bungalows and two storey dwellings.

Details of Proposal

The application involves the erection of a hipped roofed conservatory to the side of the dwelling (fronting Orchard Close), with doors opening out towards the driveway.

Since the previous application, the depth, width and height of the proposed conservatory have been reduced. The new dimensions of the extension would be approximately 3m x 4.5m x 3m to the ridge of the roof. The walls would be constructed in brick to a height of 0.9m, with the remainder of the

41 structure in Polycarbonate and uPVC glazing.

Relevant Planning History

Application No. Development Decision Date

06/0953 CONSERVATORY TO SIDE Refused 21/12/2006 01/0809 PROPOSED GARAGE Granted 28/11/2001

Relevant Planning Appeals History

None.

Parish Council Observations

Freckleton Parish Council notified on 22 January 2007 Summary of Response: No objections

Statutory Consultees

Ministry of Defence No safeguarding objections to the proposal.

British Aerospace No objections to the proposal from an aerodrome safeguarding aspect.

Observations of Other Interested Parties

N/A

Neighbour Observations

Neighbours notified: 6 Neighbours notified 22nd January 2007 No. Of Responses Received: None

Relevant Planning Policy

Fylde Borough Local Plan: Policy HL5 – House Extensions

Other Relevant Policy: PPS1: Delivering Sustainable Development

Site Constraints: None

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

42 The main planning issues are contained within Policy HL5 of the adopted Fylde Borough Local Plan. Relevant considerations relate to the relationship with the existing building and the effect upon the street scene, along with the effect upon the amenities of adjacent and neighbouring properties.

The proposal does not represent a disproportionate addition to the original dwelling and is in keeping with the property in design terms. Due to the reduced scale of the structure it would have a lesser impact on the streetscene than the previous proposal, which when viewed with the substantial planting to the site boundary would lessen the visual impact of the proposed conservatory.

In relation to residential amenity, the development would not lead to any overlooking or loss of light to adjacent properties. It does not project considerably further toward the street than other houses on Orchard Close. As such the conservatory would not appear as an incongruous and obtrusive feature and the visual amenities of local residents would not be greatly affected.

Sufficient garden area would remain to serve occupants of the dwelling and there would be no reduction in the availability of off street parking or impacts on the safety of vehicular access.

Since the previous application was considered a fence has been erected around part of the side garden area. This fence is not adjacent to the highway and may be considered as permitted development. A further wall/fence was erected along the Ribble Avenue frontage approximately 18 months ago, which should have been the subject of planning permission and the applicant has been advised accordingly. Although indicated on the submitted drawings, these fences/wall do not form part of the application and it recommended that a condition be imposed to clarify that any permission granted does not imply permission for the fence.

Conclusions

For the reasons outlined above it is considered that the proposed conservatory complies with the provisions of Local Plan Policy HL5.

Recommendation

That Planning Permission be GRANTED subject to the following conditions:

2. The bricks for construction of the plinth wall of the conservatory shall match those on the main dwelling in form, colour and texture.

In the interests of visual amenity and to secure a satisfactory standard of development.

Item Number: 9 Committee Date: 04 April 2007

Application Reference: 07/0120 Type of Application: Full Planning Permission Applicant: The Governors Agent : Croft Goode Partnership

Location: KIRKHAM GRAMMAR SCHOOL, RIBBY ROAD, KIRKHAM, PRESTON Proposal: TWO STOREY EXTENSION TO EXISTING SCIENCE BLOCK TO PROVIDE REPLACEMENT CLASSROOMS Parish: Kirkham Area Team: Area Team 1

Weeks on Hand: 9 Case Officer: Helen Hockenhull

Reason for Delay: N/A

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

This is an application for 12 replacement classrooms to improve the teaching accommodation at the school. It is considered that the proposal is an appropriate design, complementing the existing building it extends, having no impact on the adjacent Listed main school building and having no adverse implications for the protected trees to the west of the site. There is to be no increase in pupil or staff numbers and therefore no traffic implications for the school. The application is recommended for approval.

Reason for Reporting to Committee

The application forms a major development and also at the request of Cllr Oades.

Site Description and Location

Kirkham Grammar School is located to the north of Ribby Road at the western extremity of Kirkham. The site is set within landscaped grounds and the main school building is Listed. The site of the proposed replacement classrooms is located to the north west corner of the site on an area currently occupied by temporary classrooms. The existing rugby pitch lies immediately to the north of the site. An area of existing woodland to the west of the proposed building is the subject of a Tree Preservation Order.

Details of Proposal

Planning permission is being sought for the construction of 12 replacement classrooms. The accommodation would be housed in a two storey building forming an extension to the previously approved Phase 1 scheme, which provided an extension and re cladding of an existing science block. The proposal has been designed in keeping with the Phase 1 scheme. The proposal extends the eastern elevation of the Phase 1 scheme facing the quadrangle for a length of approximately 10 metres using matching materials of brickwork plinth and continuing the coursing, piers and parapet in reconstituted stone. The northern elevation facing the playing field and the western elevation facing the woodland

45 have been designed following the same modular approach, massing and building height but introducing materials complementing the woodland setting, by the use of a high quality timber cladding with piers of the same reconstituted stone.

The proposal seeks to provide modern permanent teaching space replacing 11 temporary classrooms. It is not proposed to increase the number of pupils or the staffing levels at the school. The existing access arrangements and car parking will continue to serve the development. It is proposed that the remaining parts of the site previously occupied by temporary classrooms would be landscaped to create attractive seating areas for pupils use.

Relevant Planning History

Application No. Development Decision Date

06/0298 LISTED BUILDING CONSENT FOR Granted 04/07/2006 INTERNAL MODIFICATIONS AND REFURBISHMENT OF FIRST FLOOR BOARDING ACCOMMODATION AND REFURBISHMENT OF GROUND FLOOR ENTRANCE. 05/0731 DEMOLITION OF EXISTING Granted 03/10/2005 GROUNDSMANS STORE AND ERECTION OF NEW SINGLE STOREY DRAMA STUDIO TOGETHER WITH RELOCATED REPLACEMENT GROUNDSMANS STORE. 04/0097 LOCKER/STORAGE BUILDING Refused 13/05/2004 04/0048 TWO STOREY EXTENSION TO AND Granted 08/04/2004 REFACING OF EXISTING SCIENCE BLOCK TO REAR OF MAIN SCHOOL BUILDING 02/0369 ADVERTISEMENT CONSENT FOR Granted 05/07/2002 HOARDING SIGN 01/0906 LISTED BUILDING CONSENT FOR Granted 30/01/2002 GROUND AND FIRST FLOOR EXTENSIONS AT REAR OF FRONT BLOCK 01/0905 FIRST FLOOR EXTENSION TO FORM Granted 30/01/2002 STAFF AND GIRLS CHANGING 01/0904 REPLACEMENT SINGLE STOREY Granted 30/01/2002 GROUND & FIRST FLOOR EXTNS AT REAR OF FRONT BLOCK 00/0017 NEW SINGLE STOREY DINING HALL Granted 21/08/2000 KITCHEN AND SERVERY TO REPLACE EXISTING. 99/0087 Permission not required (CLOPUD) - Permission not 17/02/1999 17/02/1999 required 97/0393 RE-SUBMISSION OF 5/96/837 FOR NEW Granted 10/09/1997 TECHNOLOGY CENTRE (PHASE 2) 97/0020 LISTED BUILDING CONSENT TO Granted 07/03/1997 CONSTRUCT A 2 STOREY TECHNOLOGY 96/0837 TWO STOREY TECHNOLOGY CENTRE Granted 29/01/1997 -PHASE ONE ONLY- (AMENDED DESIGN -

46 95/0221 LISTED BUILDING CONSENT TO Granted 26/04/1995 ERECT GROUNDMANS STORE AND 95/0186 SINGLE STOREY EXTENSION TO Granted 26/04/1995 EXISTING CLASSROOM 95/0187 GROUNDMANS SHED SITED TO REAR Granted 26/04/1995 OF WOOD 95/0116 LBC FOR DEMOLITION OF EXIST Granted 12/04/1995 BUILDING, AND NEW CARE- TAKERS LODGE NEW TECH BUILDING, EXT AND ALTS TO 6TH FORM NEW LANDSCAPING AND CAR PARKING IMPS 95/0117 2 STOREY CARETAKERS LODGE, 2 Granted 12/04/1995 STOREY TECH BUILDING. 2 93/0477 LISTED BUILDING CONSENT FOR RE- Granted 06/10/1993 RENDERING THE EXTERNAL 91/0827 ERECT FIRST FLOOR EXTENSION TO Granted 26/02/1992 LABORATORY, INSTALL 91/0569 ADVERTISEMENT CONSENT TO Granted 03/10/1991 DISPLAY SCHOOL SIGN. 90/0466 ERECTION OF SINGLE STOREY Granted 03/01/1991 SCHOOL WITH ACCESS ROAD CAR PARKING AND PLAY AREAS 90/0143 SYNTHETIC PLAYING PITCH WITH Granted 23/05/1990 2.7M HIGH PERIMETER FENCE AND FLOODLIGHTS 89/0627 EXTENSION TO FORM KITCHEN & Granted 04/10/1989 CLOAKROOM FACILITIES 89/0628 LISTED BUILDING CONSENT; Granted 04/10/1989 EXTENSION TO FORM KITCHEN & 88/0320 1ST FLOOR EXTENSION TO SINGLE Granted 18/05/1988 STOREY BOARDING HOUSE 88/0321 LISTED BUILDING CONSENT; 1ST Granted 18/05/1988 FLOOR EXTENSION TO SINGLE 87/0713 EXTENSION AT REAR TO FORM Granted 11/11/1987 ACCOMMODATION (LISTED BUILDING CONSENT) 87/0588 NEW CLASSROOM BLOCK Granted 04/11/1987 87/0558 TWO STOREY EXTENSION TO FORM Granted 11/11/1987 FACILITIES & DORMITORY

Relevant Planning Appeals History

None

Parish Council Observations

Kirkham Town Council notified on 01 February 2007 Summary of Response Support the proposal subject to there being no increase in student numbers and also subject to the instigation of a traffic management system.

Statutory Consultees

County Highway Authority

47 No objections

Tree Officer The adjacent woodland is protected by a TPO. The proposed development will not directly affect the woodland and therefore there are no objections to the application. A condition is recommended requiring the protection of the woodland area during the construction period.

Observations of Other Interested Parties

None

Neighbour Observations

Neighbours notified: 01 February 2007 No. Of Responses Received: None

Relevant Planning Policy

Joint Lancashire Structure Plan: JS04 Development in Lancashire's market towns

Fylde Borough Local Plan: SP01 Development within settlements EP04 Listed Buildings EP12 Conservation trees & woodland

Other Relevant Policy: PPS1: Delivering Sustainable Development

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

Planning permission is being sought for 12 replacement classrooms at Kirkham Grammar School, forming a second phase of classroom development at the school.

The main issues raised by the proposal relate to the design of the development, the impact on the adjacent Listed building and the implications for adjacent woodland the subject of a Tree Preservation Order.

In terms of design, the proposal takes its' lead from the building it extends. The proposed eastern elevation has been designed to complement the existing building in terms of height, massing, fenestration and materials. The northern and western elevations follow the massing and height of the eastern elevation and the rhythm of the stone piers, but takes the opportunity to introduce a high quality timber cladding, complementing the woodland and open setting of these elevations. It is considered that the proposed design and materials are acceptable. It is not considered that the development significantly affects the setting of that part of the existing school building that is Grade II Listed. This is because the eastern elevation continues the built form of the existing courtyard in a complementary manner and is of sufficient distance from the main building to have no adverse effect on its setting.

48 There is an area of protected woodland to the western boundary of the development site. The scheme has been designed in consultation with the Councils Tree Officer to ensure that there are no adverse implications for the integrity of this woodland area. Protection measures would be required during construction

The development provides modern replacement classrooms and no increase in pupil or staff numbers. The Town Council have suggested that a traffic management plan should be prepared for the school. However, as there would be no increase in pupils or staff and there would be no affect on traffic levels to the school, it is not considered that a traffic management plan would be required as a result of this development.

Conclusions

This is an application for 12 replacement classrooms to improve the teaching accommodation and facilities at the school. It is considered that the proposal is an appropriate design, complementing the existing building it extends, having no impact on the adjacent Listed main school building and having no adverse implications for the protected trees to the west of the site. There is to be no increase in pupil or staff numbers and therefore no traffic implications for the school and in order to ensure this is the case, a condition requiring the removal of the temporary classrooms is recommended to be imposed. The application is therefore recommended for approval.

Recommendation

That Planning Permission be GRANTED subject to the following conditions:

2. Notwithstanding any denotation on the approved plans samples of the roof treatment, facing brickwork and wall cladding [both inclusive of colour] shall be submitted to and approved by the Local Planning Authority prior to the commencement of any built development works on site. Thereafter only those approved materials shall be used in the development unless otherwise agreed in writing with the Authority.

To ensure a consistency in the use of materials in the interests of the visual amenity of the site

3. Before the development hereby permitted is commenced measures shall be agreed with the Local Planning Authority for the safeguarding and protection of existing trees from damage by development works, storage of materials and operation of machinery. The area within which trees are growing shall be adequately fenced off with chestnut paling or other similar fencing to the satisfaction of the Local Planning Authority before any development is commenced, or material brought into the site. No vehicles shall pass into this area, no materials shall be stored there, no waste shall be tipped or allowed to run into the area, no fires shall be lit and no physical damage to bark or branches shall be allowed. Any pruning or other treatment to trees shall be competently carried out only after agreement with the Local Planning Authority.

To safeguard the visual amenities of the neighbourhood.

4. Landscaping, including hard surface landscaping shall be carried out and preserved in accordance with a scheme and programme which shall be submitted to and approved by the Local Planning Authority before any development is commenced. Specific details shall include finished levels, means of enclosure, hard surfacing materials, minor artefacts and street furniture, refuse receptacles, lighting and services as applicable. Soft landscape works shall include plans and written specifications noting species, plant size, number and densities and an implementation programme. The scheme and programme shall thereafter be varied only in accordance with proposals submitted to and approved by the Local Planning Authority and such variations shall be deemed to be incorporated in the approved scheme and programme. The approved landscaping scheme shall be implemented in a timetable of planting to be agreed in writing with the Local Planning Authority but which in any event shall be undertaken no later than the next available planting season. The developer shall advise the Local Planning Authority in writing of the date upon which landscaping works commence on site prior to the commencement of those works.

To enhance the quality of the development in the interests of the amenities of the locality.

5. The whole of the landscape works, as approved shall be implemented and subsequently maintained for a period of 10 years following the completion of the works. Maintenance shall comprise and include for the replacement of any trees, shrubs or hedges that are removed, dying, being seriously damaged or becoming seriously diseased within the above specified period, which shall be replaced by trees of a similar size and species. The whole of the planted areas shall be kept free of weeds, trees shall be pruned or thinned, at the appropriate times in accordance with current syvicultural practice. All tree stakes, ties, guys, guards and protective fencing shall be maintained in good repair and renewed as necessary. Mulching is required to a minimum layer of 75mm of spent mushroom compost or farm yard manure which should be applied around all tree and shrub planting after the initial watering. Weed growth over the whole of the planted area should be minimised. Any grassed area shall be kept mown to the appropriate height and managed in accordance with the approved scheme and programme.

To ensure a satisfactory standard of development and in the interest of visual amenity in the locality.

6. Within three months of the completion of the development hereby approved, any remaining temporary classroom buildings within the boundary of the application, shall be removed from the site. The land shall be reinstated in accordance with the landscaping scheme and timetable the subject of Condition 4 of this planning approval.

To safeguard the visual amenities of the site.

Item Number: 10 Committee Date: 04 April 2007

Application Reference: 07/0130 Type of Application: Full Planning Permission Applicant: Maiden Enterprises Ltd Agent : Wilkinson Planning & Development Consultancy Location: PEEL HALL FARM, PEEL ROAD, PEEL, BLACKPOOL

Proposal: CONVERSION OF EXISTING REDUNDANT DWELLING INTO OFFICE ACCOMMODATION AND ERECTION OF REPLACEMENT SITE OWNERS DWELLING. Parish: Westby with Plumptons Area Team: Area Team 1

Weeks on Hand: 8 Case Officer: Helen Hockenhull

Reason for Delay: N/A

Summary of Recommended Decision: Refuse

Summary of Officer Recommendation

This application proposes the conversion of a redundant farmhouse to office use and the erection of a replacement dwelling for the site owner. The proposed office use is considered to be acceptable. It is not however, for the reasons set out in the report, considered that the replacement dwelling is justified in the countryside as the existing dwelling is suitable for conversion and located in an appropriate location within the business park to provide site owners accommodation. The application is therefore recommended for refusal.

Reason for Reporting to Committee

At the request of Cllr Butler and as a result of the history of the site.

Site Description and Location

The application site forms part of Peel Hall Business Park, located to the east of Peel Road, Peel. The site is located in open countryside. Residential properties lie to the west of the site on the opposite side of Peel Road. The existing farmhouse proposed to be converted to offices is located at the western edge of the site abutting the highway. The farmhouse forms a 2 storey double gabled rendered property which is currently vacant. The site of the proposed dwelling is to the northern end of the industrial site. This forms an area of hardstanding and spoil, bounded by a 3 metre high wall to the boundary with Peel Road and a row of specimen trees to the northern site boundary.

Details of Proposal

Planning permission is being sought for the conversion of the existing redundant dwelling to office use and the erection of a replacement dwelling for the site owner. The existing dwelling is able to provide approximately 345 square metres of office floorspace. A number of alterations to existing windows and door openings are proposed in order to create the office space. The proposed

52 replacement dwelling is sited to the north of the existing buildings on the site accessed from an extended driveway from the access road within the industrial site. The dwelling would be smaller than the existing dwelling, having a footprint of approximately 121 square metres where as the existing farmhouse has a footprint of 184 square metres approximately. The proposed dwelling would be 2 storey, designed having regard to the style of other dwellings on Peel Road. It is proposed to have a feature gable to the north facing elevation constructed in brick, the remainder of the property to be rendered. Artstone heads and sills are proposed to windows, similar to those on the existing dwelling, artstone quoins and a feature artstone surround to the entrance door.

Relevant Planning History

Application No. Development Decision Date

03/0878 USE OF LAND FOR EXTERNAL CAR Refused 15/10/2003 STORAGE AREA AND ERECTION OF DOUBLE GARAGE 03/0504 RE-SUBMISSION OF 02/759 FOR Granted 23/07/2003 RETENTION OF BUND TO FRONT OF SITE WITH LANDSCAPING 03/0360 USE OF LAND FOR EXTERNAL Refused 23/07/2003 STORAGE OF CARS 02/0953 REMOVAL OF CONDITION 10 ON Refused 14/01/2003 APPLICATION 99/814 WHICH RESTRICTS OCCUPANCY OF THE HOUSE TO AN EMPLOYEE OF THE INDUSTRIAL ESTATE 02/0759 RETROSPECTIVE APPLICATION FOR Refused 21/01/2003 LANDSCAPE BUND TO FRONTAGE ON PEEL ROAD 02/0668 ERECTION OF DEMONSTRATION Granted 05/03/2003 BUNGALOW STRUCTURE 02/0291 MODIFICATION OF CONDITION OF Granted 11/09/2002 5/99/814 TO ALLOCATE UNIT 6G WITH B2 USE AND RETENTION OF TWO FLUES ON ROOF 01/0283 SINGLE REPLACEMENT DWELLING Refused 20/06/2001 HOUSE . 00/0850 PROPOSED TWO NEW DETACHED Refused 28/02/2001 DWELLINGS

Relevant Planning Appeals History

Application No. Development Decision Date

03/0878 USE OF LAND FOR EXTERNAL CAR Allowed 07/07/2004 STORAGE AREA AND ERECTION OF DOUBLE GARAGE

01/0283 SINGLE REPLACEMENT DWELLING HOUSE Dismissed 17/12/01

00/0850 PROPOSED TWO NEW DETACHED DWELLINGS Dismissed 17/12/01

53 Parish Council Observations

Westby with Plumpton Parish Council notified on 06 February 2007

Summary of Response The Parish Council has no objections to the office block. However they are concerned about the replacement dwelling becoming separate from the site and request that the Borough Council places a legal agreement to safeguard and keep as a whole. Landscaping has still not been carried out as one of the conditions on the previous application.

Statutory Consultees

County Highway Authority The site is relatively inaccessible to all but the car driver and as such, in line with the need to reduce the reliance on the private car, it could not be described as a sustainable site in highway terms. For this reason opposes further expansion of the site by converting the existing dwelling to office use, as contrary to PPG13 and County Policy. In relation to the house, replacing one dwelling with another, theoretically will make little difference in highway terms, assuming the existing dwelling is demolished. Also having regard to the fact that the construction of the dwelling will mean that the car storage approved on appeal can no longer take place could result in an overall reduction in traffic generation to the site. There is no safety issue with using the access and it is of a sufficient design to support additional traffic. The main issue of concern relates to one of sustainability and the lack of realistic alternative mode of transport. On this basis and for the reasons previously given cannot support the application.

Observations of Other Interested Parties

N/A

Neighbour Observations

Neighbours notified: 06 February 2007 No. Of Responses Received: Two Nature of comments made: 1. There is no need to build a replacement house when the existing farmhouse is still habitable. 2. The promised landscaping from previous applications is still not complete 3. The house used to have secure front and rear gardens which could be replaced. 4. The proposed new house would be too far away from many of the buildings on the site to provide security, the old house is more centrally positioned. 5.Previous applications for a house on the site have been refused and turned down on appeal. What has changed? 5. The original plans for the site showed the area proposed for the new dwelling as a landscaped lawn. We are still waiting for the planting to be carried out. 6. The new house would be within 30 metres of an industrial site and contrary to local plan policy EMP4. 7.The site is in open countryside, planned that way to maintain the openness of the site. 8. By applying to convert the old house to offices the applicant is deliberately creating the need for a new dwelling. 9. The existing dwelling is covered by a condition on the original approval for the industrial site that it be used for site managers accommodation. Why then was an application put in to remove the condition in 2002, there was obviously no need for an on site presence.

54 Relevant Planning Policy

Joint Lancashire Structure Plan: JS05 Development Outside Main & Market Towns

Fylde Borough Local Plan: SP02 Development within countryside area SP06 Conversion of existing buildings outside settlements - SP08 Expansion of existing business & commercial operations HL04 Replacement and extension of rural dwellings EMP4 Buffer Zones and Landscaping

Other Relevant Policy: PPS1: Delivering Sustainable Development

Site Constraints Within countryside area

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

Planning permission is being sought for the conversion of a redundant farmhouse into an office and the erection of a replacement dwelling to provide site owners accommodation at Peel Hall Business Park. The site is located within the open countryside..

The main issues raised by the application are the principle of the development and compliance with local plan policies SP2, SP6, SP8 and HL4, the impact of the proposed new dwelling on the character and appearance of this countryside area and sustainability issues.

The proposed conversion of the former farmhouse to office use, a building located within an existing business park, would in principle comply with Fylde Borough Local Plan Policy SP8. It would form a reasonable expansion of the existing commercial operation and as the building is located within the existing complex would not harm the character or appearance of the countryside area.

However in this case, the building proposed to be converted forms a dwelling. When planning permission was originally granted for the business park at Peel Hall, Application Ref 99/814, condition 10 of that approval allowed the use of the farmhouse as the owners dwelling. This has never been implemented. Allowing the conversion of the former farmhouse to office use , creates the need to construct a new dwelling for the site owner. The applicant has stated that the existing dwelling is not suitable. The site owner has a family and thus the dwelling would need to be functional in terms of the operation of the site but also be appropriate as a family home. The farmhouse is located in the main complex and the applicant feels that this would not be suitable in terms of a safe and secure environment. However in terms of a dwelling for the site owner, the farmhouse is in an appropriate location for overseeing the operation of the site and for security etc. Whilst the farmhouse no longer has any secure private garden space, this could be provided. Furthermore, as with dwellings for agricultural workers, any dwelling should be restricted to the functional requirements of the unit, not the personal circumstances of any particular occupier. It is not, therefore, considered that the proposed replacement dwelling is essentially required for the continuation of the business enterprise and would therefore be contrary to Fylde Borough Local Plan SP2.

If the proposal is viewed in terms of a replacement dwelling, Fylde Borough Local Plan Policy HL4 is

55 of relevance. This policy states that replacement dwellings will not be permitted in countryside areas where the resulting development by virtue of its scale, design, materials would be out of keeping with the character of the area. In this case, it is considered that the proposed dwelling is appropriate in scale, being smaller in terms of footprint and volume than the existing farmhouse. In terms of design, the dwelling is proposed to be constructed in a similar style to dwellings in this area and also use similar materials, stone features, brick and render. The replacement dwelling however, is not proposed on the site of the existing property but in a new location to the northern edge of the business park. The applicant has stated that a number of alternative sites within the business park were considered. A site close to the entrance of the business park, was rejected for being too isolated and for having too great an impact on the character of the countryside. A site adjacent to and behind the existing dwelling was considered but discounted for extending built development along Peel Road. The proposed siting was considered to be the most appropriate as it was within the confines of the business park adjacent to existing buildings and also on a part of the site that has planning permission for car storage and a double garage.

The proposed siting results in a dwelling on the northern edge of the industrial site, extending built development in to the open countryside. Currently the area is open and provides an open setting to the business park. An existing planning permission for a double garage and car storage is still extant for this part of the site. The double garage has been constructed and is proposed to be retained and used to serve the dwelling. The site is screened by an existing 3 metre high wall. The approved car storage would have had little impact in terms of visual intrusion in the countryside as the existing wall would have substantially screened the storage area. In contrast the proposed dwelling would be two storeys in height and whilst it would be set back approximately 12 metres from the site boundary, would be visible from Peel Road behind the existing wall. The proposed dwelling would consolidate the existing dispersed pattern of dwellings and buildings in this area. It is therefore considered the dwelling would have a harmful effect on the character and appearance of the locality and be contrary to Fylde Borough Local Plan SP2.

A further consideration with regard to this application, is that there have been 2 appeals on the site against the refusal of planning permission to create a new dwelling for the site owner. Firstly, Application 00/850 proposed the demolition of the farmhouse and the erection of 2 detached dwellings and secondly Application 01/283, which again proposed demolition of the farmhouse and a replacement dwelling. Both these appeals were dismissed. The Inspector was not convinced that the proposed development was reasonably necessary for the security and management of the business site. He considered that the claimed planning benefits of the proposal would be insufficient to justify the development on open land in the countryside. Consideration must now be given to whether there have been any changes in circumstances which overcome the previous reasons for refusal and the dismissal of the appeals. It is true to say that the site in question has been granted planning permission for car storage on appeal. However, the storage use would have been screened by the existing boundary wall and would not have resulted in a built development of the kind proposed but a use of the land. It is Officers opinion that there have not been any significant change of circumstances to justify the approval of a new dwelling. The existing farmhouse still remains and whilst it would require some redecoration etc and minor refurbishment is structurally sound and capable of being used to provide site owners accommodation. The applicants arguments that the existing dwelling is not suitable to provide safe and secure family accommodation, are not considered to be sufficient to outweigh the restrictive planning policies governing new development in the countryside. The siting of the existing farmhouse is also considered to provide the best position for a managers dwelling as the site affords natural surveillance of the site access.

A final issue relates to the sustainability of the site. It is accepted that the traffic generation resulting from the development is not unacceptable considering that the proposal replaces the previously approved area for car storage, and the site has a well designed access from Peel Road. However the site is not easily accessible by public transport and there is no realistic alternative mode of transport. The proposal is therefore contrary to national planning policy contained in PPG13 which aims to reduce car borne journeys and facilitate journeys by transport means other than the car.

Conclusions

This application proposes the conversion of a redundant dwelling to form an office and the erection of a replacement dwelling for the site owner. The conversion of the dwelling to office use raises no issues in terms of local plan policy and is acceptable in principle. The conversion of this property however means that this former farmhouse is no longer available as a dwelling for the site owner and a new replacement dwelling is proposed. The applicant has justified this on the basis that the farmhouse is not suitable as a family dwelling. It is Officers view that the proposed new dwelling in the countryside is not justified. It is considered that the existing dwelling would adequately provide for site owners accommodation being located in the main complex of office buildings on the business park. It is structurally sound and with some minor refurbishment and the provision of secure garden space could serve as an appropriate dwelling. The replacement dwelling whilst being appropriate in scale and design, would result in a new built development on the edge of the business park, extending built development on this part of Peel Road to the detriment of the character and appearance of the countryside. The development is therefore considered to be contrary to Fylde Borough Local Plan Policy SP2. Previous appeal decisions on the site for a similar development are of relevance and it is not considered that there are any changes in circumstance that now justify the development.

A secondary issue is the fact that the site is unsustainable, in that it is poorly located in terms of public transport, requiring most visitors to the site to be car borne. This is in conflict with national planning policies in PPG13 for the reduction of car usage and the promotion of transport means other than the car.

Recommendation

That Planning Permission be REFUSED for the following reasons:

1. The proposed dwelling , located in the open countryside, is not considered to be essentially required for the purpose of providing site owners accommodation, as the existing farmhouse building, accepted under Condition 10 of Planning Permission 05/99/814, provides a source of residential accommodation , appropriately sited within the business park complex. The development would therefore be contrary to Fylde Borough Local Plan Policy SP2 as the development is not considered to be essentially needed for the continuation of an existing enterprise.

2. The proposed replacement dwelling is located within the existing business park on an area of open land which provides an open setting to the industrial site. The proposed siting in this area , would extend built development in this countryside area, consolidating the existing sporadic development in this location , adversely affecting the character and appearance of the locality, contrary to policy SP2 of the Fylde Borough Local Plan (As Altered October 2005)

3. The application site, by reason of its location in the countryside, with poor public transport, would result in an unsustainable form of development, where access would be dependant on the car. The proposal would therefore be contrary to PPS 7 - Sustainable Development in Rural Areas and PPG 13 Transport, which aim to promote development accessible by means other than the car.

Item Number: 11 Committee Date: 04 April 2007

Application Reference: 07/0187 Type of Application: Full Planning Permission Applicant: Mr Enstone Agent : Robert V Hopper RIBA

Location: 76 NORTH PROMENADE, ST ANNES, LYTHAM ST ANNES

Proposal: ERECTION OF DETACHED DWELLING (AMENDMENTS TO APPROVED HOUSE TYPE)

Parish: Ansdell Area Team: Area Team 2

Weeks on Hand: 6 Case Officer: Mr M Atherton

Reason for Delay: N/A

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

The proposed amendments to the previously approved scheme are considered acceptable as they would not have a detrimental impact upon the character of the area or residential amenity.

Reason for Reporting to Committee

Councillor Walton has requested that the application be considered by the Planning Committee

Site Description and Location

This vacant plot, in an otherwise built up residential frontage, is located on the east side of North Promenade, opposite the sand dune network. There are dwellings immediately to the north, (no.78) & to the south (no.74). Behind the site are a single width access road and the rear of dwellings in Clifton Drive North.

Details of Proposal

Planning permission was granted for a dwelling in 2003 and subsequently amended in 2004. This application seeks an amendment to the previously approved scheme.

The main alterations to the previous approval include:

* Erecting a centrally located, two storey, gable style entrance feature to the front containing a porch at ground floor and living accommodation at first floor; * The formation of enclosed ground floor living accommodation under part of the balcony adjacent to the porch, (south elevation towards no. 74); * The erection of a minor single storey, pitched roof rear extension to square off the main rear elevation;

59 * An altered fenestration patterns to both side elevations including the installation of roof lights.

The previous approval was for a predominantly 2 storey dwelling with a single storey rear element & a first floor balcony, supported on brick pillars, with an open element at the ground floor.

Relevant Planning History

Application No. Development Decision Date

05/1106 RESUBMISSION OF APPLICATION Granted 17/03/2006 05/870 FOR VARIATION OF CONDITION 3 ON APPLICATION 04/246 FOR OBSCURE GLAZING TO EAST & WEST ELEVATIONS 05/0870 VARIATION OF CONDITION 3 ON Refused 16/11/2005 APPLICATION 04/246 FOR OBSCURE GLAZING TO EAST & WEST ELEVATIONS 04/0246 AMENDMENT TO APPLICATION Granted 13/07/2004 03/0144 FOR DETACHED DWELLING 03/0144 PROPOSED DETACHED HOUSE AND Granted 07/04/2003 GARAGE 93/0561 AMENDMENT TO APPROVED PLAN Granted 06/10/1993 TO PROVIDE ENLARGED DOUBLE 91/0787 Grant Permission All Types - 04/12/1991 Granted 04/12/1991 91/0547 ONE DETACHED DWELLING Refused 09/10/1991 91/0301 RENEWAL OF OUTLINE CONSENT Granted 19/06/1991 5/88/0568 FOR ONE DETACHED 88/0568 RENEWAL OF OUTLINE CONSENT Granted 05/10/1988 FOR ONE DETACHED HOUSE

Relevant Planning Appeals History

None.

Parish Council Observations

St Anne's on the Sea Town Council notified on 20 February 2007 Summary of Response: No specific observations

Statutory Consultees

Consumer Wellbeing and Protection No objections on Environmental Health grounds

County Highway Authority No highway observations

Observations of Other Interested Parties

N/A

60 Neighbour Observations

Neighbours notified:5 letters sent 27 February 2007 No. Of Responses Received: 2 letters Nature of comments made: Concern re: • scale of development; • overshadowing of outdoor private amenity space; • the extension to the front exceeds the building line and results in a lob sided development, which if granted would set an unwarranted precedent; • the previous permission may have been lost due to the conditions precedent issue, therefore questions whether the application in respect of amendments to approved house type is correct; • the proposed alterations will create a visually dominant, bulky and obtrusive central feature, sitting forward of the building line, detrimental to the character & appearance of the residential area; • dominant, central, 2 storey feature would result in an overbearing form of development, detrimental to neighbouring residential amenity; • windows which have the potential to overlook neighbouring habitable room windows should be fitted with obscure glazing & shall not be openable, • proposed development is contrary to policy and should be refused.

Relevant Planning Policy

Fylde Borough Local Plan: HL1 - The Quantitative Housing Issue HL2 - Development Control Criteria For Housing Proposals

Other Relevant Policy: PPS1: Delivering Sustainable Development PPS3: Housing

Site Constraints The site is within the urban area

Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

Full planning permission for the erection of a dwelling on this site was granted in 2003 and subsequently amended in 2004. The principle of dwelling was established at the site in the 1980s and the original outline application was renewed on separate occasions. The previous application (04/0246), is still extant, however, the amendments submitted by the applicant, require a new planning application, hence this current proposal.

The application is very similar to the previously approved scheme with the exception of the alterations to the front elevation, particularly the two storey entrance feature. North Promenade is characterised by a mix of house types, designs and positions and it is not considered that the altered design, with the new two storey element, projecting slightly forward of the building line of neighbouring dwellings, would have a detrimental impact on the character of the residential area. Similarly, the design of the proposed ground floor extensions are in keeping with the dwelling and the area as a whole. The

61 building line varies slightly in this area with minor deviations due to the layout and position of dwellings. The design of the proposed alterations are considered acceptable and there will be no detrimental impact on the established building line.

In terms of any additional impact on neighbouring properties, the two storey entrance feature would project 3.5 metres from the front and would be situated approximately 12 metres from the side wall of the nearest dwelling. The proposed ground floor extension would enclose an area beneath the first floor balcony, that already has planning permission. It is not considered that any of the proposed alterations would amount to obtrusive features, nor would they have a greater impact on the living conditions of neighbouring residents than the previously approved scheme.

Conditions have been imposed on previous approvals at this scheme requiring obscure glazed windows to the side elevation, in order to avoid overlooking of neighbouring dwellings and these should be re-imposed, along with a requirement that certain windows cannot be opened.

Conclusions

The proposed amendments comply with policy HL2 of the FBLP as the design of the proposal would be in keeping with the residential area and would not impact upon the living conditions of adjoining residents.

Recommendation

That Planning Permission be GRANTED subject to the following conditions:

2. Notwithstanding any denotation on the approved plans Samples of facing brickwork [including details of mortar colour], and roof treatment, including colour, shall be submitted to and approved by the Local Planning Authority prior to the re-commencement of any built development works on site. Thereafter only those approved materials shall be used in the development unless otherwise agreed in writing with the Authority.

In the interest of securing a satisfactory overall standard of development.

3. The proposed window[s] shown coloured green on the approved plan shall be glazed with obscure glass of a type to be agreed with the Local Planning Authority and shall thereafter be retained or if replaced the glass shall be of the same type as previously agreed.

To safeguard the amenities of the occupants of adjoining residential premises.

4. Details showing the design of all windows shall be submitted to and approved by the Local Planning Authority before development is commenced.

Such details are not clearly shown on the application and to secure an overall satisfactory standard of development.

5. The windows(s) coloured RED on the proposed development shall be of a type that are top

62 hinged and do not open fully inwards and outwards. The exact form and design of the window shall be agreed with the Local Planning Authority prior to the re-commencement of built development on site and after insertion only the agreed type of window shall be subsequently refitted as a repair or replacement.

To safeguard the amenities of the occupants of adjoining residential properties.

6. Notwithstanding any denotation on the approved plans, details of the obscure glazed side screening to the balconies shown in green on the approved plan, shall be submitted to and approved by the Local Planning Authority prior to the re-commencement of building operations, the screening shall be retained in their approved form unless otherwise agreed in writing with the Local Planning Authority.

To safeguard the amenities of the occupants of adjoining residential premises.

7. The garage[s] shall be used as a private garage[s] only and no trade or business shall be carried on, in or from the building[s].

To safeguard the amenities of the neighbourhood.

8. The building[s] shall not be occupied until a means of vehicle access has been constructed in accordance with a scheme to be submitted to the Local Planning Authority and approved in writing.

To secure a satisfactory standard of development.

9. A full drainage scheme incorporating details of foul and surface water connections are to be submitted to the Local Planning Authority for approval prior to the re-commencement of development and subsequently only those works shall be implemented.

To ensure the provision of a satisfactory drainage scheme.

Item Number: 12 Committee Date: 04 April 2007

Application Reference: 07/0194 Type of Application: Change of Use

Applicant: Lytham Heritage Group Agent : M A Gouldsmith

Location: LIFEBOAT HOUSE, EAST BEACH, LYTHAM, LYTHAM ST ANNES

Proposal: CHANGE OF USE FROM LIFE BOAT STATION TO LIFE BOAT MUSEUM Parish: St Johns Area Team: Area Team 1

Weeks on Hand: 6 Case Officer: Ruth Thow

Reason for Delay: N/A

Summary of Recommended Decision: Grant

Summary of Officer Recommendation

The proposal is for a change of use of The Lifeboat House, off East Beach and is considered to comply with Policies TREC13, EP2, EP3 and EP4 of the Fylde Borough Local Plan and is accordingly recommended for approval.

Reason for Reporting to Committee

Due to the local interest in the scheme.

Site Description and Location

The application site is the old Lifeboat House, built by the Clifton's in mid to late C19 and is Grade II Listed, sited off East Beach, Lytham Green and is adjacent to Lytham Windmill. The area is designated as public open space and is within the conservation area of Lytham.

Details of Proposal

This application proposes the change of use of the Lifeboat House to use as museum, with no other alterations at this stage.

Relevant Planning History

Application No. Development Decision Date

07/0195 LISTED BUILDING CONSENT Permission not 05/03/2007 (RETROSPECTIVE) FOR CHANGE OF required USE FROM LIFE BOAT STATION TO LIFE BOAT MUSEUM. 01/0822 ADDITION OF NEW FRAMING AND Granted 03/12/2001 DECKING TO EXISTING JETTY

65 98/0667 REPLACEMENT JETTY WITH Granted 18/01/1999 SECTIONS CONSTRUCTED IN STONE AND TIMBER. 88/0553 7-5M HIGH TIMBER FLAGPOLE Granted 10/10/1988

Relevant Planning Appeals History

None.

Parish Council Observations

None to date

Statutory Consultees

Tourism (Economic Regeneration & Tourism) The Tourism unit would fully endorse the change of use, as I believe that the Lifeboat Museum can only enhance the visitor product for the Borough of Fylde.

County Highway Authority No highway observations

Economic Wellbeing Property Services No objections to the proposal.

Observations of Other Interested Parties

Lytham St. Annes Civic Society have commented on application no. 07/0195 which was submitted for Listed Building Consent, which is not required in this case. (The comments have been transferred). "We very much welcome the use of this building once more as a museum. We would however object to any major alterations or extensions to this significant listed building".

Neighbour Observations

Neighbours notified: Site notice displayed No. Of Responses Received: None

Relevant Planning Policy

Joint Lancashire Structure Plan: Policy 2 Policy 19 Policy 21 Fylde Borough Local Plan:

TREC13 Public Open Spaces EP2 Open spaces within Towns & Villages EP3 Conservation Areas EP4 Listed Buildings

Other Relevant Policy: PPS1: Delivering Sustainable Development PPG15: Planning and the historic environment

66 Environmental Impact Assessment

This development does not fall within Schedule I or II of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.

Comment and Analysis

This application is for the change of the premises from lifeboat house to use as a museum and therefore policies TREC13, EP2, EP3 and EP4 of the Fylde Borough Local Plan, as altered (October 2005) are relevant.

Policy TREC13 and Policy EP2 refers to public open spaces and seeks to retain these areas for the benefits of the recreational needs of local residents and visitors. In this instance the applicant is proposing a change of use and no development is proposed . The use of the building as a museum will enhance the recreational and tourism facilities in the area and would not compromise the areas of public open space or the visual amenity of the area, therefore, the proposal complies with this policy.

Policies EP3 and EP4 refer to its siting within a designated conservation area and the buildings listed status. The Lifeboat house is currently empty and closed to the public, several years previously the RNLI used the building for display/museum purposes but this was on an informal basis and no change of use was applied for at that time. Lytham Heritage Group now wish to take over the building and are currently in negotiations with Council's Property Services department to take over the lease of the building and have applied for a formal change of use of the building for use as a museum. This new use of the building would bring in new revenue that could be put to use to ensure the buildings upkeep and repair. No changes are proposed to the external appearance or the internal layout and therefore its setting and historic character would not be altered or adversely prejudiced.

Conclusions

The change of use of the building would ensure the continued use of the building, regenerating interest in the building itself and its contents for local residents and visitors. It is considered that the proposal complies with the relevant Fylde Borough Council policies.

Recommendation

That Planning Permission be GRANTED subject to the following conditions:

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