Planning Committee

Date: Thursday, 20 August 2015 Time: 6.00 pm

Venue: Committee Room 1 - Wallasey Town Hall

Contact Officer: Vicky Rainsford Tel: 0151 691 8271 e-mail: [email protected] Website: http://www.wirral.gov.uk

1. MINUTES (Pages 1 - 16)

To approve the accuracy of the minutes of the meeting held on 23 July 2015.

2. MEMBERS' CODE OF CONDUCT - DECLARATIONS OF INTEREST

Members of the committee are asked whether they have any personal or prejudicial interests in connection with any application on the agenda and, if so, to declare them and state the nature of the interest.

3. REQUESTS FOR SITE VISITS

Members are asked to request all site visits before any application is considered.

4. APP/15/00033: 51 SOUTH PARADE, , CH48 0QQ - NEW BUILD RESIDENTIAL SCHEME COMPRISING OF 10 NO. APARTMENTS, CYCLE STORES, REFUSE STORE AND 10 CAR PARKING SPACES. (AMENDED PLANS) (Pages 17 - 26)

5. APP/15/00401: 143 HIGHFIELD ROAD, ROCK FERRY, CH42 2BX - PARTIAL DEMOLITION AND CONVERSION OF EXISTING BUILDING FOLLOWED BY CONSTRUCTION OF EXTENSION AND DEVELOPMENT TO PROVIDE A TOTAL OF 17 APARTMENTS WITH CAR PARKING AND AMENITY SPACE (Pages 27 - 32)

6. APP/15/00408: 8 GREEN LANE, WALLASEY VILLAGE, CH45 8JH - DEMOLITION OF EXISTING HOUSE AND THE CONSTRUCTION OF 3 NO. NEW DWELLINGS (Pages 33 - 38) 7. OUT/15/00484: SPRINGFIELD, 34 GORSE LANE, NEWTON, CH48 8BH - ONE NEW DWELLING & DETACHED GARAGE (Pages 39 - 46)

8. APP/15/00604: LAND AT CHURCH ROAD, SEYMOUR STREET & THOMPSON STREET,TRANMERE,WIRRAL CH42 0LG - PROPOSED DEVELOPMENT OF 75NO RESIDENTIAL UNITS COMPRISING OF: - 33NO 2B4P HOUSES - 20NO 3B5P HOUSES - 12NO 2B3P FLATS - 8NO 2B3P BUNGALOWS - 2NO 4B7P 3 STOREY HOUSES WITH ASSOCIATED LANDSCAPING AND ROADS. (Pages 47 - 54)

9. APP/15/00634: ST MARYS CE PRIMARY SCHOOL, STANLEY LANE, EASTHAM, CH62 0AQ - CONVERSION OF REDUNDANT (GRADE II LISTED) SCHOOL BUILDING TO RESIDENTIAL UNITS (4NO) AND ERECTION OF TWO NEW 3 BEDROOMED HOUSES ON FORMER PLAYGROUND AREA (Pages 55 - 64)

10. DLS/15/00651: 20 GROSVENOR ROAD, NEW BRIGHTON, CH45 1JZ - RESERVED MATTERS FOR THE ERECTION OF TWO DWELLINGS (AMENDED PLANS) (Pages 65 - 70)

11. APP/15/00654: SUMMERVILLE, STILES, FRANKBY, CH48 1PL - NEW DETACHED BUNGALOW - AMENDED DESIGN (Pages 71 - 76)

12. APP/15/00662: 1 MELLOR ROAD, PRENTON,WIRRAL - CONVERSION OF HOUSE INTO 5 FLATS INCLUDING GROUND AND FIRST FLOOR EXTENSIONS (Pages 77 - 80)

13. APP/15/00685: LAND NORTH OF OLD CROFT, BARNACRE LANE, , CH46 5NJ - REPLACEMENT OF EXISTING BUILDINGS WITH NEW STABLE AND STORAGE/WORKSHOP BUILDINGS (Pages 81 - 86)

14. APP/15/00712: R A F A CLUB, ALTON HOUSE, 17 SHREWSBURY ROAD, OXTON, CH43 1UU - FRONT FIRE ESCAPE/EXIT ENTRANCE AND BALCONY (Pages 87 - 92)

15. APP/15/00829: UNILEVER PLC, QUARRY ROAD EAST, BEBINGTON - PROPOSED COMBINED RESEARCH AND DEVELOPMENT BUILDING WITH GROUND & FIRST FLOOR OFFICES, CONFERENCE FACILITIES, WAREHOUSING AND PILOT PLANT CHAMBER FOR R & D PROJECTS. CONSTRUCTED WITHIN THE EXISTING UNILEVER CAMPUS / SITE TO THE SOUTH WEST OF THE PORT SUNLIGHT CONSERVATION AREA. ALL ASSOCIATED HIGHWAY ACCESS / EGRESS TO REMAIN AS EXISTING. THE PROPOSED DEVELOPMENT RETAINS THE QUANTITY OF VEHICLE PARKING FACILITIES, CYCLE PARKING AND ALSO PEDESTRIAN ACCESS ARRANGEMENTS ON SITE ON COMPLETION OF THIS DEVELOPMENT. (Pages 93 - 104) 16. APP/15/00843:104 WOODSIDE BUSINESS PARK, SHORE ROAD, BIRKENHEAD, CH41 1EP - CHANGE OF USE FROM OFFICE (B1) TO LEISURE (D2) TO ENABLE THE OPENING OF A PILATES STUDIO (Pages 105 - 108)

17. APP/15/00882: NORTH WIRRAL BRICKWORKS, CARR LANE, MORETON,WIRRAL,CH46 5NB - VARIATION OF 28 OF APPEAL APPROVAL REF APP/W4325/A/12/2177106 IN ORDER TO SUBMIT DETAILS OF THE RESTORATION AND AFTER CARE SCHEME TO BE SUBMITTED NO LATER THAN 31ST OF MARCH 2016 (Pages 109 - 124)

18. APP/15/00914: BEBINGTON HIGH SCHOOL, HIGHER BEBINGTON ROAD, HIGHER BEBINGTON, CH63 2PS - VARIATION OF CONDITION 2 OF APP/09/05586 TO EXTEND THE PERMITTED HOURS OF USE OF THE EXISTING ALL WEATHER PITCH, TO 22.00 HOURS ON MONDAYS, TUESDAYS,WEDNESDAYS AND THURSDAYS. (Pages 125 - 128)

19. CONFIRMATION OF TREE PRESERVATION ORDER NO 0359 AT OROVALES, 135 ROAD, CALDY (Pages 129 - 134)

20. CONFIRMATION OF TREE PRESERVATION ORDER NO 0360 AT 4 SUNNINGDALE DRIVE, BROMBOROUGH (Pages 135 - 140)

21. PLANNING APPLICATIONS DECIDED UNDER DELEGATED POWERS BETWEEN 13/07/2015 AND 09/08/2015 (Pages 141 - 164)

22. ANY OTHER URGENT BUSINESS APPROVED BY THE CHAIR

PLANNING COMMITTEE

Thursday, 23 July 2015

Present: Councillor A Leech (Chair)

Councillors D Realey D Elderton P Brightmore E Boult M Daniel K Hodson S Foulkes D Mitchell J Walsh P Cleary I Williams

Apologies P Hayes

32 MINUTES

The Strategic Director for Transformation and Resources submitted the minutes of the meeting held on 24 June 2015.

Resolved – That the minutes be approved

33 MEMBERS' CODE OF CONDUCT - DECLARATIONS OF INTEREST

Members of the Committee were asked to declare any disclosable pecuniary or non pecuniary interests in connection with any items on the agenda and to state the nature of the interest.

Councillor S Foulkes declared a personal interest in respect of item 16 ( details of planning appeals) by virtue of him being a board member of Magenta Living.

34 REQUESTS FOR SITE VISITS

Members were asked to submit requests for site visits before any applications were considered.

The following requests were unanimously approved:

APP/15/0033: 51 SOUTH PARADE, WEST KIRBY, CH48 0QQ – NEW BUILD RESEIDENTIAL SCHEME COMPRISING OF 10 APARTMENTS, CYCLE STORES, REFUSE STORE AND 10 CAR PARKING SPACES. (AMENDED PLANS)

APP/15/00401: 143 HIGHFIELD ROAD, ROCK FERRY, CH42 2BX – PARTIAL DEMOLITION AND CONVERSION OF EXISTING BUILDING FOLLOWED BY CONSTRUCTION OF EXTENSION AND DEVELOPMENT TO PROVIDE A TOTAL OF 17 APARTMENTS WITH CAR PARKING AND AMENITY SPACE.

APP/15/00408: 8 GREEN LANE, WALLASEY VILLAGE, CH45 8JH- DEMOLITION OF EXISTING HOUSE AND THE CONSTRUCTION OF 3 NO. NEW DWELLINGS.

OUT/15/00484: SPRINGFIELD, 34 GORSE LANE, NEWTON, CH48 8BH – ONE NEW DWELLING & DETACHED GARAGE.

APP/15/00553: RIVERSIDE HOUSE, EAST STREET, SEACOMBE CH41 1BY – APPLICATION FOR AN ANAEROBIC DIGESTION PLANT (2.8 MWTH) COMPRISING PROCESS TANKS, ASSOCIATED EQUIPMENT AND 1.4 MILE BIOMENTHANE PIPELINE.

35 APP/15/00033: 51 SOUTH PARADE, WEST KIRBY, CH48 0QQ - NEW BUILD RESIDENTIAL SCHEME COMPRISING OF 10 NO. APARTMENTS, CYCLE STORES, REFUSE STORE AND 10 CAR PARKING SPACES. (AMENDED PLANS)

Resolved – That consideration of this item be reserved for a formal site visit.

36 APP/15/00119: OROVALES, 135 CALDY ROAD, CALDY, CH48 1LP - 2 NEW-BUILD HOUSES WITHIN THE GROUNDS OF EXISTING HOUSE TOGETHER WITH WORKS TO DRIVEWAY ENTRANCE TO IMPROVE VISIBILITY (AMENDED PLANS)

The Strategic Director for Regeneration and Environment submitted the above application for consideration.

A Ward Councillor addressed the Committee.

It was moved by Councillor Elderton and seconded by Councillor Boult that the application be refused on the following grounds:

‘ The proposed development, by virtue of the number of dwellings proposed and their siting, and having regards to important landscape features and trees to be retained, represents an overdevelopment of the site which would be out of keeping and be detrimental to the character and appearance of the area. The proposed development is therefore contrary to Policies HS4, HS5 and CH11 of the Wirral Unitary Development Plan, the Caldy Conservation Area Character Appraisal and Management Plan and the National Planning Policy Framework.’

The motion was put and lost (3:9) It was then moved by Councillor Daniel and seconded by Councillor Brightmore and:

Resolved (9:3) That the application be approved subject to the following conditions:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

2. No development shall take place before details of all materials to be used in the external construction (facing bricks, roof tiles/slates etc) of this development have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with approved details.

3. No development shall take place before details of the proposed finished floor levels; ridge and eaves heights of the dwelling hereby approved have been submitted to and approved in writing by the Local Planning Authority. The submitted levels shall be measured against a fixed datum and shall show the existing and finished ground levels, eaves and ridge heights of neighbouring property. The development shall be carried out as approved.

4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revising, revoking or re- enacting that Order with or without modification) there shall be no enlargement or extension of the dwelling(s) hereby permitted, including any additions or alterations to the roof, without the prior written approval of the Local Planning Authority.

5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revising, revoking or re- enacting that Order with or without modification) no garages, outbuildings or enclosure shall be constructed within the applications site without the prior written approval of the Local Planning Authority.

6. No development shall take place before details of all walls (including retaining walls), fences, gates or other means of enclosure to be erected in or around the development have been submitted to and approved in writing by the Local Planning Authority. Prior to the first occupation of the development the walls (including retaining walls), fences, gates or other means of enclosure shall be erected as approved and shall thereafter be permanently retained and maintained.

7. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re- used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

8. Prior to first occupation or use of the development, arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details previous submitted to and agreed in writing by the Local Planning Authority, prior to the first occupation of the building.

9. No works or development shall take place before a scheme for the protection of the existing trees (other than those the removal of which has been granted express permission in writing by the Local Planning Authority) has been submitted to and approved in writing by the Local Planning Authority. Such a scheme will comply with provisions of BS5837 ("Trees in relation to construction - 1990") and BS3998 ("Recommendations for tree works - 1989"). The approved scheme for the protection of existing trees to be retained shall be implemented before development commences and be maintained in full until the development has been completed.

10. The applicant or developer shall give 10 days' written notice to the Local Planning Authority prior to carrying out any tree works that have been approved.

11. No development (including any demolition, earthworks or vegetation clearance) shall take place before a scheme of landscaping, phased in relation to any phasing of development, which shall include details of both hard and soft landscaping works and earthworks, has been submitted to and approved in writing by the Local Planning Authority. The scheme as approved shall be carried out in the first planting season following the completion of each development phase. Any trees, shrubs or plants that die within a period of FIVE years from the completion of each development phase, or are removed and/or become seriously damaged or diseased in that period, shall be replaced (and if necessary continue to be replaced) in the first available planting season with others of similar size and species, unless the Local Planning Authority gives prior written permission for any variation. 12. The demolition of the existing gateposts and boundary wall as part of the works to be carried out in respect of the relocated access arrangements shall be carried out by hand or by tools held in the hand other than power driven tools, and the materials stored for re-use in the construction of the relocated access and gateposts.

13. No dwelling or use hereby permitted shall be occupied or the use commenced until the existing access(es) to the development site has been permanently stopped up and the footway reinstated in accordance with full details to be submitted to and approved in writing by the Local Planning Authority.

14. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 2 February 2015 and 17 April 2015and listed as follows: 3686 304 Rev.A (received 17.04.15); 3686 300 (received 02.02.15); 3686 316 Rev.A (received 17.04.15); 3686 314 Rev.A (received 17.04.15); 3686 312 Rev.A (received 17.04.15); 3686 307 Rev.A (received 17.04.15); 3686 308 Rev.A (received 17.04.15); 3686 309 Rev.A (received 17.04.15); 3686 310 Rev.A (received 17.04.15); 3686 305 Rev.A (received 17.04.15); 3686 315 (received 17.04.15); 3686 313 Rev.A (received 17.04.15); 3686 311 Rev.A (received 17.04.15); 3686 301 (received 02.02.15) and 3686 306 (received 02.02.15)

15. No removal of trees/scrub/hedges shall be carried out on site between 1st March and 31st August inclusive in any year, unless otherwise approved in writing by the Local Planning Authority unless searched beforehand for birds' nests and nesting activity by a suitably qualified ecologist. Where nests are found in trees, scrub or hedgerows, clearance of vegetation within a 5 metre radius of the nest must be postponed until the young are confirmed to have fledged.

37 APP/15/00164: 68 PARADE, MEOLS, CH47 5AX - CONVERSION OF EXISTING BUILDING INTO 2 DWELLINGS AND EXTERNAL ALTERATIONS (AMENDED DESIGN)

The Strategic Director for Regeneration and Environment submitted the above application for consideration.

It was moved by Councillor Mitchell and seconded by Councillor Hodson and: Resolved (12:0) That the application be approved subject to the following conditions:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 30th June 2015 and listed as follows: 151_2014_08 (Dated 03.10.14), 151_2014_07 (Dated 03.10.14), 151_2014_05 (Dated 30.09.14), 151_2014_02 (Dated 03.10.14) & 151_2014_01 (Dated 02.10.14)

3. Prior to the first occupation of the development hereby approved details of the proposed vehicle crossings shall be submitted to and agreed in writing with the Local Planning Authority. The approved scheme shall be implemented in full prior to first occupation and retained as such thereafter.

4. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re- used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

5. Prior to the first occupation of the dwellings arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details to be submitted to and agreed in writing by the Local Planning Authority. The approved details shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

38 APP/15/00201: ARROW HALL, ARROWE PARK ROAD, WOODCHURCH, CH49 5LW - CONSTRUCTION OF 2NO SELF-CONTAINED ONE BED ASSISTED LIVING UNITS WITHIN GROUNDS OF EXISTING CARE FACILITY

The Strategic Director for Regeneration and Environment submitted the above application for consideration.

On a motion by Councillor Brightmore and seconded by Councillor Elderton it was: Resolved (12:0) That the application be approved subject to the following conditions:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 18th March 2015 and listed as follows: 102-03-101 (29.12.14), 102-03-201 (29.12.14), 102- 03-202 (29.12.14) and 102-03-401 (29.12.14).

3. Before any construction commences, details and information of the colour of paint and a sample of the roof material to be used in the external construction of this development shall be submitted to and approved in writing by the Local Planning Authority. The approved colour and materials shall then be used in the construction of the development thereafter.

4. All external windows and doors shall be constructed of timber and remain thereafter.

5. Before any equipment, machinery or materials are brought onto site, a 1 metre high fence or other barrier as agreed in writing with the Local Planning Authority, shall be erected around the outer limit of the crown spread of all trees, hedges or woodlands shown to be retained on the approved plan. Such fencing shall be maintained in a satisfactory manner until the development is completed. During the period of construction, no material shall be stored, fires started or trenches dug within these enclosed areas without the prior consent in writing of the Local Planning Authority.

6. Under the Wildlife and Countryside Act 1981 (as amended) and the Habitats Regulations 2010 during construction, at all times all contractors are to be aware of the possible presence of Great Crested Newts and what they look like, and that in the event of one being found, work must stop while it is moved to safety and ecological advice sought. Licensing from Natural England will be necessary in this eventuality. Any existing piles of material, debris, wood, etc should be moved by hand to check for GCN sheltering there. Building materials should not be left around overnight in a manner where newts could take shelter there. All litter to be cleared from the field at the end of each day. Plastic bottles and metal cans are particularly dangerous to wildlife and may trap newts. Injuring a Great Crested Newt is a criminal offence. Suitable plans to be made to deal with any pollution incident e.g. a petrol leak. 7. Under the Wildlife and Countryside Act 1981 (as amended) and the Habitats Regulations 2010 any proposed external lighting systems, shall protect Bats and their insect food within the development area and shall follow the guidance of the Bat Conservation Trust (www.bats.org.uk). Details and information shall be submitted in writing to the Local Planning Authority

39 APP/15/00401:143 HIGHFIELD ROAD, ROCK FERRY, CH42 2BX - PARTIAL DEMOLITION AND CONVERSION OF EXISTING BUILDING FOLLOWED BY CONSTRUCTION OF EXTENSION AND DEVELOPMENT TO PROVIDE A TOTAL OF 17 APARTMENTS WITH CAR PARKING AND AMENITY SPACE

Resolved – That consideration of this item be deferred for a formal site visit

40 APP/15/00408: 8 GREEN LANE, WALLASEY VILLAGE, CH45 8JH - DEMOLITION OF EXISTING HOUSE AND THE CONSTRUCTION OF 3 NO. NEW DWELLINGS

Resolved – That consideration of this item be deferred for a formal site visit

41 OUT/15/00484:SPRINGFIELD, 34 GORSE LANE, NEWTON, CH48 8BH - ONE NEW DWELLING & DETACHED GARAGE

Resolved – That consideration of this item be deferred for a formal site visit.

42 APP/15/00502: WELLINGTON BARN, IRBY MILL FARM, MILL HILL ROAD, IRBY, CH61 4XQ - CHANGE OF USE OF \GREEN BELT LAND TO PRIVATE GARDEN AREA

The Strategic Director for Regeneration and Environment submitted the above application for consideration.

On a motion by Councillor Elderton and seconded by Councillor Realey it was:

Resolved (12:0) That the application be approved subject to the following conditions:

1. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on April 2nd 2015 and listed as follows:041501 P 01 2. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no building, enclosure or swimming pool falling within Part 1, Class E, shall be erected on any part of the land.

3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no walls, fences or other means of enclosure shall be erected on any part of the garden hereby approved.

43 APP/15/00553: RIVERSIDE HOUSE, EAST STREET, SEACOMBE, CH41 1BY - APPLICATION FOR AN ANAEROBIC DIGESTION PLANT (2.8 MWTH) COMPRISING PROCESS TANKS, ASSOCIATED EQUIPMENT AND 1.4 MILE BIOMETHANE PIPELINE.

Resolved – That consideration of this item be deferred for a formal site visit.

44 APP/15/00600: NURSERY AND ALLOTMENT GARDENS, DEE VIEW ROAD, HESWALL, CH60 0DJ - RESIDENTIAL DEVELOPMENT, ERECTION OF 3NO DETACHED DWELLINGS WITH INTEGRATED GARAGES

The Strategic Director for Regeneration and Environment submitted the above application for consideration.

The Lead Petitioner addressed the Committee

The Applicant addressed the Committee

On a motion by Councillor Realey and seconded by Councillor Walsh it was:

Resolved (10:2) That the application be approved subject to the following conditions:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 22 April 2015 and listed as follows: Drawing number 4512 P01 Rev C, 4512 L01 Rev A and 4512 P02 Rev B dated 03/15

3. No development shall take place until samples of the facing and roofing materials to be used in the external construction of this development shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

4. Prior to first occupation of the development details of a scheme for all boundary treatment shall be submitted to and agreed in writing with the Local Planning Authority. The agreed scheme shall be implemented in full and retained as such thereafter unless otherwise agreed in writing with the Local Planning Authority.

5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2008 (or any subsequent Order or statutory provision revoking or re-enacting the provisions of that Order), no garages, outbuildings or other extensions to a dwelling shall be erected unless expressly authorised.

6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2008 (or any subsequent Order or statutory provision re-enacting or revoking the provisions of that Order), no window or dormer window shall be added to the property unless expressly authorised.

7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order) no walls, fences or other means of enclosure shall be erected on any part of the site other than that approved under Condition 10 below.

8. No development shall take place until full details of soft and hard landscaping have been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall detail the locations, species and heights of all existing and proposed trees, shrubs and hedge planting and all existing and proposed grassed and hard surfaced areas and any other natural or proposed features. The approved scheme shall be implemented in full in the first planting season following first occupation of the dwellings hereby permitted, unless otherwise agreed in writing by the Local Planning Authority.

9. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within five years from the completion of the scheme shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted unless otherwise agreed in writing by the Local Planning Authority.

10. Notwithstanding the submitted details, no development shall take place until full details of all fencing, walls, gateways and means of enclosure has been submitted to and approved by the Local Planning Authority. The fencing/walls/gateways and means of means of enclosure shall be implemented in full prior to the first occupation of the development hereby granted permission, in accordance with the details so approved, and shall be retained as such thereafter.

11. Notwithstanding the submitted details showing the site sections, no development shall take place until a datum for measuring land levels shall be agreed in writing. Full details of existing and proposed ground levels and proposed finished floor levels shall be taken from that datum and submitted to and approved in writing by the Local Planning Authority, notwithstanding any such detail shown on previously submitted plans. The development shall be carried out in accordance with the approved details.

12. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re- used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

13. Prior to the first occupation of the dwellings arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details to be submitted to and agreed in writing by the Local Planning Authority. The approved details shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

14. No development shall take place (including any demolition works) until a Construction Management Plan or Construction Method Statement for the demolition and/or construction of the development hereby approved has been submitted to, and approved in writing by, the Local Planning Authority. The demolition and construction works shall be carried out in accordance with the approved details. Details submitted in respect of the method statement shall provide for routes for construction traffic, the provision of parking facilities for contractors and visitors during all stages of the development, hours of operation, the provision of a means of storage and/or delivery for all plant, site huts, site facilities and materials and shall provide for wheel cleaning facilities during the demolition, excavation, site preparation and construction stages of the development and/or method(s) of prevention of mud being carried onto the highway.

15. No development shall take place until full details of the works to provide vehicle access to/from the site on Dee View Road, including surface water drainage systems, has been submitted to and approved in writing by the Local Planning Authority. The works as approved shall be completed prior to the first occupation of the dwellings hereby approved.

16. The access to the site shall be in accordance with the details shown on the submitted plan, drawing number P01 Revision C dated 03/15 with the hedgerow maintained at a height of 1 metre or below and retained as such at all times.

17. No development shall take place until a scheme for the disposal of foul and surface water drainage has been submitted to and approved in writing by the Local Planning Authority. The scheme shall take account that foul water and surface water discharges shall be drained separately from the site. No surface water shall be allowed to connect, either directly or indirectly, to the public sewerage system and no land drainage run-off shall be permitted to discharge, either directly or directly, to the public sewerage system. No part of the development shall be brought into use until the drainage system has been constructed and completed in accordance with the approved plans.

45 APP/15/00604: LAND AT CHURCH ROAD, SEYMOUR STREET & THOMPSON STREET,TRANMERE,WIRRAL CH42 0LG - PROPOSED DEVELOPMENT OF 75NO RESIDENTIAL UNITS COMPRISING OF: - 33NO 2B4P HOUSES - 20NO 3B5P HOUSES - 12NO 2B3P FLATS - 8NO 2B3P BUNGALOWS - 2NO 4B7P 3 STOREY HOUSES WITH ASSOCIATED LANDSCAPING AND ROADS.

The Strategic Director for Regeneration and Environment submitted the above application for consideration.

On a motion by Councillor Mitchell and seconded by Councillor Boult it was: Resolved (12:0) That the application be approved subject to a section 106 legal agreement and the following conditions :

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

2. No development shall take place until samples of the facing/roofing/window materials to be used in the external construction of this development have been submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

3. In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported immediately to the Local Planning Authority. Development on the part of the site affected must be halted and an investigation and risk assessment must be by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. Moreover, it must include:

i. a survey of the extent, scale and nature of contamination; ii. an assessment of the potential risks to: human health, property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments; iii. an appraisal of remedial options, and proposals of the preferred option(s).

As a minimum, the scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to its intended use.

Where remediation is necessary, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historic environment must be prepared and submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. 4. Where remediation is necessary, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historic environment must be prepared and submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

5. No development shall take place until details of secure parking provision for cycles have been submitted to and approved in writing by the Local Planning Authority. Such provision as may be approved shall be provided before the building(s) hereby permitted is/are occupied and shall be retained permanently thereafter.

6. No development shall take place until full details of soft and hard landscaping have been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall detail the locations, species and heights of all existing and proposed trees, shrubs and hedge planting and all existing and proposed grassed and hard surfaced areas and any other natural or proposed features. The approved scheme shall be implemented in full in the first planting season following first occupation of the dwellings hereby permitted, unless otherwise agreed in writing by the Local Planning Authority.

7. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within five years from the completion of the scheme shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted unless otherwise agreed in writing by the Local Planning Authority.

8. No development shall commence until details for the construction of that part of the road which provides access to the site and amendment of the existing highway, including all signing and carriageway markings, footways, traffic calming measures, street lighting, traffic signs, road markings, tactile paving and including the upgrade of the existing zebra crossing between Thompson Street and Whitfield Street and Seymore Street and the provision of two upgraded bus stops have been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use until the access road has been constructed and laid out in accordance with approved.

9. No development shall take place until details of a 2.4m x 45m visibility splay extending to the north of the access to Tranmere Court (shopping area) car park access have been submitted to the Local Planning Authority for approval in writing. The approved visibility splay shall be kept permanently clear of any obstruction greater than 1.0 metre in height.

10. No development shall take place until a scheme for the provision and implementation for the discharge of surface water from the site (including surface water from accesses and driveways), incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use or the dwellings first occupied until surface water drainage has been constructed in accordance with the approved scheme.

11. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re- used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

12. Prior to the first occupation of the dwellings arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details to be submitted to and agreed in writing by the Local Planning Authority. The approved details shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

13. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 21st May 2015 and listed as follows: 1129-P-001 rev A, 1129-P-010, 1129-P-105, 1129-P-003, 1129-P-104, 1129-P-101, 1129-P-102, 1129-P-002, 1129-P-000, 1129-P-114, 1129- P-112, 1129-P-106, 1129-P-107, 1129-P-111, 1129-P-109, 1129-P- 106(B), 1129- P-105(B), 1129-P-104(B), 1129-P-105(A), 1129-P-106(A),1129-P-104(A), 1129-P- 103(B), 1129-P-103(A), 1129-P-102(B), 1129-P-101(B), 1129-P-102(A), 1129-P- 101(A), 1129-P-107(B), 1129-P-107(A), 1129-P-113 and 1129-P-115) 46 PLANNING APPLICATIONS DECIDED UNDER DELEGATED POWERS BETWEEN 12/06/2015 AND 12/07/2015

The Strategic Director for Regeneration and Environment submitted a report detailing planning applications decided under delegated powers between 12/06/2015 and 12/07/2015.

Resolved – That the report be noted.

47 PLANNING APPEALS DECIDED BETWEEN 01/04/2015 AND 30/06/2015

The Strategic Director for Regeneration and Environment submitted a report detailing planning appeals decided between 01/04/2015 and 30/06/2015.

Resolved – That the report be noted Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00033 North Team Ms J Storey and Meols

Location: 51 SOUTH PARADE, WEST KIRBY, CH48 0QQ Proposal: New build residential scheme comprising of 10 no. apartments, cycle stores, refuse store and 10 car parking spaces. (Amended Plans) Applicant: Blueoak Estates Agent : Falconer Chester Hall Ltd

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Coastal Zone Primarily Residential Area

Planning History: There is no planning history on this site.

Summary Of Representations and Consultations Received: REPRESENTATIONS

Having Regard to the Council's Guidance for Publicity on Planning Applications, 24 notifications were sent to adjoining properties and 3 Site Notices were displayed near the site. At the time of writing this report, there have been 51 letters of objection and 2 petitions containing a total of 132 signatures. 11 individual letters of support for the proposal have also been received.

The objections can be summarised as:

1. size, scale and design is over dominant for the site 2. design out of keeping in the area 3. choice of materials - use of aluminium would lead to early deterioration of screening panels, leaving the building looking run down 4. flat roof is significantly higher than the roof of existing house 5. large proportion of glass and grey panelling which is considered inappropriate for the neighbourhood 6. four storey building out of character alongside existing buildings 7. loss of view 8. parking/traffic issues 9. intensifies the use of the plot beyond an acceptable number per hec 10. proposed access to the site via the alley at the end of Groveside cul-de-sac which would create a hazard 11. documentation is inadequate, no front side or elevations which include the elevation of adjoining properties 12. has correct notice been displayed 13. covenant states only one dwelling on the site 14. frontage forward of current building line affecting the view and privacy of the flats in no 53 15. loss of trees and no planned replacement 16. loss of daylight 17. where will the bins be stored 18. existing house is part of West Kirby's iconic sights to lose it would be a shame 19. modern apartment block will spoil the vista 20. many apartments for sale - lets fill them before building more 21. damage to the character of the approach to the promenade from Hesketh Park 22. would be a giant compared with Simon Court 23. developers proposed massing is grossly misleading 24. proposed location of the garages mean that no replacement trees can be planted at this end of the site altering the character and approach to the Promenade from Hesketh Park 25. The development fails to provide private/communal garden space - site occupied by building or car parking space 26. flats accessed by a driveway with a gradient of at least 1 in 5 inappropriately steep potentially unsafe for pedestrians crossing the driveway 27. doesn't comply with SPD2 interface distances 28. steep slope down to the prom 29. problems with high tide and flooding 30. steep gradient of vehicular access from a one way traffic system that only allows single line traffic

The representations of support can be summarised as follows:

1. development would be a huge asset as some of the properties along South Parade are run down and at odds with stunning surroundings 2. promenade would benefit from something contemporary 3. existing properties are a result of speculative building and do not have any significant design merit 4. West Kirby Sea front needs revitalising, requiring facilities and buildings which will raise it out of the mediocre 5. present proposal reflects the scale of adjoining buildings, does not tower over them or dominate the water’s edge 6. introduces the architectural language of the 21st Century to the sea front 7. balconies attributes of a yacht club, appropriate to its setting 8. development would achieve a moribund frontage with the clean- lined simplicity of a modern stylish design and should be encouraged. 9. long overdue for decent sized apartments in West Kirby. looking to down size and cannot find an apartment of note. This is just what is needed to accommodate modern day living which is in ever increasing demand 10. an excellent addition to the number of enabled access dwellings 11. will add value and class to a road which is in need of modernising 12. time for West Kirby to move forward and this development shows forward thinking 13. something positive for the area, will go a long way to smarten up the area and bring much needed revenue 14. I have seen the recent developments in New Brighton and have watched the seafront developed and greatly improve. As a west Kirby resident I wish to see the same for WK 15. There is a housing shortage, this sort of development should be encouraged and would increase property value in the immediate area

Councillor Gerry Ellis requested that the application be taken out of delegation for reasons of size, height and scale of the development, unsatisfactory landscaping and boundary treatment, overlooking and loss of privacy to some Simon Court residents and general industrial appearance.

Further neighbour notification letters were issued following amendments to the scheme. At the time of writing this report 18 further letters have been received reiterating objections to the proposal, which can be summarised as follows:

1. the possibility of bats at the site, 2. original comments still stand, spoil the promenade, 3. distress and privacy theft is still totally unacceptable, 4. roof height reduction is trivial and the proposal remains out of character and scale, 5. the change in the arrangement of the cladding panels at the front of the building will not achieve the claimed vertical emphasis 6. roof and balcony lines are too striking and dominant for it to work 7. use of sandstone on the ground floor and panels is irrelevant 8. green roofs on the garage a minor improvement, but trees will still be lost and replaced with fewer, having a negative impact on views from the street 9. minimal communal space, contravening the council’s policies 10. the access driveway remains steep and access to the prom appears to give complete priority to vehicles, 11. previous objections still stand 12. changes are only cosmetic, building is still an eyesore 13. insufficient parking 14. fails to protect the privacy and light of the residents of 1 - 6 Simon Court 15. no meaningful private or communal garden space 16. scale of building is too large and prominent and out of character 17. the developers proposed massing drawings indicate the height of the new building is 3.82m higher is misleading 18. general appearance out of keeping 19. no decent landscaping proposed 20. still concerned about the height 21. loss of privacy, 22 increase in noise and traffic 23 out of keeping in terms of height, materials and style 24 loss of light 25 increase in noise and general disturbance.

CONSULTATIONS

Head of Environment & Regulation (Pollution Control Division) - No objections

Environment Agency - No objections subject to conditions

United Utilities - No objections subject to conditions

Fire and Rescue Service - No objections

Director's Comments:

Planning Committee resolved to defer consideration of this application at its meeting on 23 July 2015 to allow for a Member’s Site Visit to take place.

REASON FOR REFERRAL TO PLANNING COMMITTEE Councillor Gerry Ellis requested that the application be taken out of delegation for reasons of size, height and scale of the development, unsatisfactory landscaping and boundary treatment, overlooking and loss of privacy to some Simon Court residents and general industrial appearance. In addition two petitions containing a total of 132 signatures and 51 letters of objection have been received.

INTRODUCTION This is a full detailed application for the demolition of the existing house and for the construction of a four storey apartment block containing ten apartments comprising of a mix of 1, 2 and 2/3 bedroomed apartments. The scheme includes for garaging for 10 cars plus a parking space in front equating to two parking spaces for each unit created. In addition there are two visitors’ parking spaces to the side. Cycle parking for residents is to be provided within each garage and there is provision for further visitor cycle stands at the rear of the proposed building.

Places Matter Design Review Panel Since the original submission, the applicants have taken the proposal to Places Matter Design Review Panel. This is a recognised method of improving the quality of new development by offering constructive, impartial and expert advice. Design Review panel meetings allow local authorities, clients, developers and design teams to present their schemes at the planning stage to a panel of experts from the built environment sector and benefit from the discussion and constructive advice of the panel.

The review panel consists of built environment professionals providing expertise from a range of fields including: Development, Architecture, Engineering, Planning, Landscape Architecture, Urban Design, Public Art and local planning.

The review is independent and conducted by people who are separate from the scheme promoter and decision-maker, and it protects against conflicts of interest.

The comments of the review panel are summarised as :-

• we can only support a scheme of the highest quality, not a pastiche of what is there already. • strongly advise you to persevere with your contemporary solution, can see there is a huge aspiration to create a residential type that will appeal to a group that is not necessarily catered for, the design has not entirely met that aspiration. • there is a distinctive local context which is the vertical quality to the other buildings • suggest that you return to the crank that was suggested in your presentation which would help create a more vertical expression to this facade. • not convinced by the way your building sits on the site and appears to be a mix of materials which do not anchor the building well • should reconsider the wood finish at the ground floor, could be stone to match the boundary wall which will help to anchor the building • two areas where value could be added to the scheme is a) work with the council to on the pedestrian access to the north to improve the relationship and the overlooking and lighting of the walk way to make it a pleasant and active route for the town. b) create a single substantial piece of landscape rather than small bits in between the car park and garages • we support the aspiration and refreshing approach to the development in this part of the Wirral, it will be an exciting addition to the area

PRINCIPLE OF DEVELOPMENT The site is located within the designated Primarily Residential Area and as such, residential development is considered acceptable in principle in this location, subject to both national and local planning policies set out below.

SITE AND SURROUNDINGS As previously highlighted, the site is situated within an area that is designated for primarily residential use. The site is currently occupied by a detached dwelling house. To the north of the site is a 3-storey apartment block fronting onto South Parade, and Simon Court a 2-storey apartment block is located to the rear of these apartments. Simon Court fronts onto the Application site. These buildings are separated from the application site by a bollarded walkway leading to Hoscote Park. The site to the rear contains a further apartment block. The properties within Groveside comprise of terraces of two storey family housing. The adjacent properties to the south comprise of substantial 3.5 storey Victorian houses some of which appear to have been converted to flats.

The properties along South Parade to not follow any particular era and are a complex mix of designs and materials that vary in scale and height.

POLICY CONTEXT The site is designated as a primarily residential area in the Unitary Development Plan (UDP) and as such, residential development is permitted subject to the proposal complying with both National and Local planning policy.

UDP Policy HS4 of the Wirral Unitary Development Plan sets out the parameters for acceptable residential development stating that the proposal should be of a scale which relates well to the surrounding property with particular regards to existing density and form.

SPD2 - Designing For Self Contained Flat Development and Conversions advises that all development for self-contained flats should be in locations that are close to services and facilities and that are genuinely accessible by a choice of means of transport.

When assessing the impact of such proposals on neighbouring properties the guidance indicates that development should not result in a significant loss of privacy, daylight or sunlight for neighbouring properties, nor be visually overbearing or dominant when viewed from adjoining property. To achieve this, habitable room windows directly facing each other should be at least 21metres apart. Main habitable room windows should be at least 14 metres from any blank gable. If there are differences in land levels or where development adjoins that of different ridge height, such as three storey development adjacent to two storey properties, a greater separation should be provided. For every metre difference in ridge height (or part thereof) the above distances should be increased by 2 metres.

UDP Policy TR9 requires off-street parking to be viewed on the context of overall transport policy and particularly the need to reduce travel by private car, especially within areas that are well served by public transport

UDP Policy TR12 requires provision of cycle parking where it is considered both practicable and desirable.

UDP Policy GR5 - Landscape and new development. The Local Planning Authority will require applicants to submit full landscape proposals before full planning permission is granted.

UDP Policy GR7- In assessing the protection given to trees on site, the Local Planning Authority will consider the general health, structure and life expectancy of tree, their visual value within the locality and their value for nature conservation.

National Planning Policy Framework (NPPF) states that the purpose of planning is to achieve sustainable development and that good design is a key aspect which should contribute positively for making places better for people. Sustainable housing development should encompass good design and widen the choice of high quality homes. Development should also make a positive contribution to an area and use opportunities to improve the character of an area.

Development Management Policies in the joint waste Local Plan for and Halton are also applicable. Policy WM8 requires development to incorporate measures for achieving efficient use of resources. Policy WM9 also requires development to provide measures for waste collection and recycling.

Supplementary Planning Document 4 ’Parking Standards’ sets out the maximum number of off street parking spaces that should be provided alongside new development and changes of use. In this case there is a requirement to provide a maximum of one space per self-contained flat.

APPEARANCE AND AMENITY ISSUES The proposed scheme comprises of a four storey apartment block to be constructed within a similar position to the existing property, abet on a larger footprint. No 53 South Parade stands at 21. 4m to the ridge,1.45m taller than the proposal and no's 7 - 13 Simon Court to the north of the site is 18.42 to the ridge, 1.53m lower than the proposed scheme. The upper floor has been set in by 2.5m from the main elevations.

The proposed building will be sited 14.2m away (at upper floor levels) from the side elevation of the Simon Court block that sides onto this site. The position of the proposed building is such that the bulk of the proposed development does not extend back beyond the Simon Court blocks that face the site (no's 1-6). There is a small element,1m in projection at the rear of the proposed scheme that is sited at the corner of Simon Court, however this is some 20m away.

The proposed northern elevation facing 7-13 Simon Court contains secondary windows and will face obscurely glazed bathroom windows and windows serving a staircase serving the existing block. The interface distances between the rear windows in the proposed development and Marina court at the rear of the rear of the site is some 27 metres away.

The applicant has submitted amended drawings that propose to obscurely glaze all the windows on the southern side elevation. The windows on the northern elevation are "V" shaped and angled so that one half will be obscurely glazed that face Simon Court and the other half facing out to South Parade will be clear.

The proposed development is considered to accord with the advice contained within SPD4 insofar as the proposed development meets the required interface distances and will not therefore have a detrimental impact on the residential amenities of surrounding properties through overlooking or poor outlook.

The buildings around the application site are a mix of styles, scales and heights with no one style or palette of materials dominating the street scene. The proposed building will contain four storeys, but will be lower in height than the adjacent property at no 53 and is seen to provide a gradual decline in height between the two flanking properties. The proposed building will be located along the same building line as the existing property. In addition the existing stone boundary walls are to be retained. This will assist in maintaining the continuity of buildings within the street scene

In terms of design, the proposal takes a contemporary approach, with large areas of glazing and open terraces to the front elevation. The building will be constructed from red sandstone at ground floor level which will reflect boundary walls and is the local material to this area. Upper floors will contain white render and grey aluminium louvered screens and grey aluminium window frames are proposed throughout. In addition large overhanging eves are proposed which will give the scheme depth.

The applicants maintain that main principles of the facade refer to Art Deco style in the United Kingdom and specifically the marine inspired architecture of the early 1930's. The scheme incorporates white rendered frontage, flat roof and tall windows which is reminiscent of the main principles of the Art Deco style which is appropriate in this coastal location.

Following the meeting with Places Matter, the applicants have made amendments to the scheme in line with the suggestions of the panel. These include the changing the emphasis from horizontal to vertical which is a strong feature of the buildings within the immediate area. The ground floor will be constructed in red sand stone which provides an anchor to the base of the building, complements the existing sandstone walls along this part of South Parade and incorporates materials that are traditional to West Kirby within the proposed scheme.

The amended scheme includes some additional landscaping along the western side boundary. In addition, the proposed garages will contain green roofs. This will assist in performing a vital role in helping places adapt to the effects of climate change by reducing the need for artificial cooling in hot weather and attenuating or capturing rainwater runoff, as well as providing a range of habitats for urban wildlife and providing a further visual green element of the scheme to the surrounding apartment dwellers.

The scheme contains limited out door amenity space for residents due to the provision of car parking within the site. However, the proposal contains private balconies for outdoor seating and the site is located within metres of West Kirby beach. All bin storage and resident’s cycle parking is to be accommodated within the building. New trees are to be planted within the site, which is within easy walking distance of a number of parks and areas of public open space.

With regards to the removal of some existing trees on the site, the application is accompanied by an Arboricultural Impact Assessment. The report notes that in order to facilitate the proposed development, it will be necessary to remove all the trees from the site. The trees comprise of predominately of small self set Sycamores of poor structural form and diminished health and vigour due to past unsympathetic pruning works. The report concludes that all the trees on site are of low quality and value or in advanced decline with an estimated remaining life expectancy of less than 10 years. They are of low amenity value and add no significant contribution to the landscape character and setting of the locale.

The proposal allows for new better quality tree planting as mitigation to the loss of trees. New trees will enhance the landscape value of the area making this a more sustainable management solution to ensuring continued tree cover.

There have been concerns raised that the development if constructed would obstruct views and that the development appears likely to be inaccessible to the promenade for people with any mobility impairment. In planning terms there is no right to a view and is not addressed in this report.

SEPARATION DISTANCES Separation distances have been addressed in the main body of the report.

HIGHWAY/TRAFFIC IMPLICATIONS The proposal incorporates a garage and one parking space for each apartment plus two visitor’s spaces. This is double the amount that the Authority would normally request. There was some concern raised by surrounding residents that the original proposal included some emergency access gates from the site. This was viewed by those residents as an opportunity for future residents to park in adjoining streets and take a short cut through the gates. The amended drawings submitted have removed the emergency access from the scheme. The traffic generated by 10 no apartments is considered to have an insignificant impact on the highway.

ENVIRONMENTAL/SUSTAINABILITY ISSUES The Environment Agency Flood Map indicates that the site is at the edge of Flood Zone 2. The Environment Agency has been consulted and has raised no objections to the proposal subject to a number of conditions attached at the end of this report.

A bat survey has also been submitted. The report concluded that roof voids have not been used by the loft dwelling Brown Long Eared Bat, as no evidence of use has been identified. Therefor based on the survey results, the demolition of this building is unlikely to have an adverse impact upon this species.

No evidence of crevice dwelling species such as the Pipistrelle bat was found during the daytime inspection but conformation of gaps crevices behind barge boards was not established but limited opportunities exist at slipped roof tiles on the front elevation.

If members are minded to approve the application, a condition advising that prior to the demolition of the building, the contractor provides a safe means of access to allow a bat ecologist to investigate those areas. If in the opinion to the ecologist the roost potential is sufficiently high then dusk surveys will be recommended.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION The proposed development by reason of layout, scale and design are considered to represent an appropriate development within this area. It is further considered that the proposal will make a positive contribution to the area by providing a mix of housing to this part of West Kirby. The proposal is in a sustainable location with good access to local shops, amenities and public transport. The development will be constructed to lifetime homes standards and encompasses good design and widens the choice of quality homes. It is considered that the proposal will not result in any harm to the amenities of occupiers of surrounding properties and is in keeping with the pattern of development within the area. The proposal therefore accords with the National Planning Policy Framework and in Particular Unitary Development Plan Policy HS4.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy. In reaching this decision the Local Planning Authority has considered the following:-

The proposed development by reason of layout, scale and design are considered to represent an appropriate development within this area. It is further considered that the proposal will make a positive contribution to the area by providing a mix of housing to this part of West Kirby. T he proposal is in a sustainable location with good access to local shops, amenities and public transport. The development will be constructed to lifetime homes standards and encompasses good design and widens the choice of quality homes. It is considered t hat the proposal will not result in any harm to the amenities of occupiers of surrounding properties and is in keeping with the pattern of development within the area. The proposal therefore accords with the National Planning Policy Framework and in Partic ular Unitary Development Plan Policy HS4.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. NO DEVELOPMENT SHALL TAKE PLACE UNTIL samples of the materials to be used in the external construction of this development have been submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

Reason : To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policy HS4 of the Wirral Unitary Development Plan.

3. The development hereby permitted shall be carried out in accordance with the original submission as amended by the approved plans received by the local planning authority on the 2nd June 2915 and listed as follows: 02-05-006C, 03-03-001G and the Design, A ccess and Planning Statement June 2015_REV H

Reason: For the avoidance of doubt and to define the permission.

4. NO DEVELOPMENT SHALL TAKE PLACE UNTIL a site waste management plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved plans shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with policy WM8 of the Waste Local Plan.

5. The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA), Richard Broun Associates, November 2014 and the following mitigation measures detailed within the FRA:

1. Finished floor levels of development shall be set at a minimum level of 8.00m AOD. 2. Surface water discharge rates from the site shall be limited to those currently discharged, while taking allowances for climate change into account over the lifetime of the development. 3. Incorporation of flood resilience measures into the design & construction of the development. 4. Building service entries should be located a minimum of 0.6m above finished

The mitigation measures shall be fully implemented prior to occupation and sub sequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

Reason To reduce the risk of flooding to the proposed development and future occupants.

6. NO DEVELOPMENT SHALL BE COMMENCED UNTIL a scheme for the discharge of surface water from the site (including surface water from the access/driveway), incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first occupied or brought into use until surface water drainage has been constructed in accordance with the approved scheme.

Reason: To ensure that the development can be adequately drained.

7. NO DEVELOPMENT SHALL COMMENCE UNTIL a scheme to create adequate exceedance flood flow paths and routing across the site has been submitted to, and approved in writing by, the local planning authority. The scheme shall be fully impl emented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme or within any other period as may subsequently be agreed, in writing, by the local planning authority.

Reason : To reduce the risk of flooding to the proposed development and future occupants.

8. NO DEVELOPMENT SHALL TAKE PLACE UNTIL details of the foul drainage scheme has been submitted to and agreed in writing with the Local Planning authority. Foul shall be drained on a separate system. The building shall not be occupied until the approved foul drainage scheme has been completed to serve that building, in accordance with the approved details. The development shall be completed and managed and maintained in accordance with the approved details.

Reason : To provide adequate foul drainage

9. Prior to the commencement of development, details of the proposed green roofs and time scales for implementation for the garages shall be submitted to and agreed in writing by the Local Planning Author ity. The approved scheme shall be implemented in full and shall remain in perpetuity.

Reason: To provide a satisfactory form of development.

10. Prior to the commencement of development, details of the works for the reinstatement to standard footway lev els of the vehicular access from the highway that is rendered obsolete by the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the approved works have been completed in accordance with the approved plans.

Reason: In the interest of highway safety

11. NO DEVELOPMENT SHALL BEGIN UNTIL details of a full scheme of works to provide an illuminated "One Way Traffic" sign opposite the site access has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall have regards to diagram No's 606 and 607 of The Traffic Signs Regulations and General Directions 2002. THE DEVELOPMENT SHALL NOT BE FIRST OCCUPIED OR BROUGHT INTO USE until those works have been certified in writing as completed by the Local Planning Authority.

Reason: In the interest of highway safety.

12. NO DEVELOPMENT SHALL TAKE PLACE UNTIL details of secure parking provision for cycles have been submitted to and approved i n writing by the Local Planning Authority. Such provision as may be approved shall be provided before the building(s) hereby permitted is/are occupied and shall be retained permanently thereafter.

Reason : In order to ensure adequate provision for cycle parking and to comply with Policy TR12 Requirements for Cycle Parking of the adopted Wirral Unitary Development Plan

13. NO DEVELOPMENT SHALL TAKE PLACE UNTIL full details of the vehicular access to the site have been submitted to and approved in writing by the Local Planning Authority. The gradient of the access way shall not at any point be steeper that 1:12 for a distance of 5 metres from its junction with the public highway. THE DEVELOPMENT SHALL NOT BE FIRST OCCUPIED OR BROUGHT INTO USE until such works have been certified as being completed in writing by the Local Planning Authority.

Reason : In the interests of highway safety, having regards to Policy HS4 of the Wirral Unitary Development Plan.

NO DEVELOPMENT SHALL BE COMMENCED until a qualified ecologist has examined the 14. gaps and crevices behind the barge boards and slipped roof tiles and up to date Bat Roost Survey is submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved survey.

Reason: To protect the interests of any protected species which may be present on the site and to accord with Policies NC5, NC6 and NC7 of the Wirral Unitary Development Plan.

Further Notes for Committee:

Last Comments By: 02/07/2015 12:54:50 Expiry Date: 30/04/2015 Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00401 South Team Mr N Williams Rock Ferry

Location: 143 HIGHFIELD ROAD, ROCK FERRY, CH42 2BX Proposal: Partial demolition and conversion of existing building followed by construction of extension and development to provide a total of 17 apartments with car parking and amenity space Applicant: Mr D Charles Agent : SHACK Architecture ltd

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Primarily Residential Area. UDP Policies HS13, TR9 & TR12 Waste Local Plan Policies WM8 & WM9.

Planning History: There is no relevant planning history for this property.

Summary Of Representations and Consultations Received: REPRESENTATIONS

Having regard to the Council's Guidance for Publicity on Planning Applications, 18 notifications were sent to adjoining properties and a site notice was displayed near the site. At the time of writing, there had been 6 objections received from the occupiers of Flat 4, 145 Highfield Road; 22 Churchill Avenue; 21 Queens Road; 91 Highfield South; and 2 Yew Tree Court. A petition of objection containing 26 signatures was also received. These objections can be summarised as follows:

1. Development is out of keeping; 2. Overdevelopment; 3. Too many flats already in the area, many of which are vacant; 4. Significant traffic problems; 5. Impact on adjoining property; 6. New build extension will be over dominant and harmful to the original building; 7. Potential loss of trees; 8. Increased noise; 9. Possible loss of water pressure

CONSULTATIONS

Head of Environment & Regulation (Pollution Control Division) - No objection

Head of Environment & Regulation (Traffic and Transportation Division) - No objection

Director's Comments:

Planning Committee resolved to defer consideration of this application at its meeting on 23 July 2015 to allow for a Member’s Site Visit to take place.

REASON FOR REFERRAL TO PLANNING COMMITTEE A qualifying petition of objection has been received, containing 26 signatures. Councillor Moira McLaughlin also requested that the application be taken of delegation on the grounds that there is an over provision of flats in Rock Ferry.

INTRODUCTION The application is for the partial demolition and conversion of the existing building at 143 Highfield Road, followed by construction of an extension and development to provide a total of 17 apartments, with associated car parking and amenity space.

PRINCIPLE OF DEVELOPMENT The principle of the development is acceptable, subject to relevant policy and guidelines.

SITE AND SURROUNDINGS The site is designated as a Primarily Residential Area in Wirral's Unitary Development Plan, with dwellings surrounding the site on three sides and a railway line to the rear. The property is currently a two/three-storey semi-detached property, with a coach house extension to the site. The property is one of a pair of fine two storey Regency villas, finished in its original Roman Cement stucco, and one of the best preserved and most significant early Victorian properties in the vicinity. However, history has not been altogether kind to the property. The adjoining property, No. 145, has been modernised, pebble-dashed and unsympathetically altered, and its present form and appearance bears little resemblance to its original appearance. No. 143, though its exterior stucco features and windows are well-preserved, has been badly neglected in the late C20 th and early C21st. Historic England has declined to list the building, based upon an initial assessment and it does not lie within a conservation area. However, there is no denying its quality and positive impact it could have on the character of the area.

POLICY CONTEXT The proposed development is subject to Wirral Unitary Development Plan Policy HS13: Self-Contained Flat Conversions, and Supplementary Planning Document 2: Designing for Self Contained Flat Development and Conversions. Requirements for car parking and cycle facilities are set out in UDP Policies TR9, TR12, SPD4 and SPG42

The National Planning Policy Framework is also relevant. Whilst the existing building is not listed and is in a poor condition, it could be classed as a non-designated heritage asset, as defined within the National Planning Policy Framework (NPPF). Paragraph 135 of the NPPF states that the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

The site is within an area subject to 10% affordable housing provision, which in this instance would normally amount to 1.7 units for a development of 17 units. However, the development is also subject to the Vacant Building Credit, which was introduced under National Planning Practice Guidance in November 2014. This 'credit' allows the floorspace of any existing building to be effectively exempt from affordable housing requirements, regardless of whether it is to be retained or demolished. The percentage of the overall development which is new floorspace is therefore the percentage of the normal affordable housing provision being required. In this instance, the existing floorspace of this property is 633 square metres with the proposed development having a floorspace of 991 square metres. Therefore, the 'new' floorspace equates to only 36% of the proposed overall floorspace. Normally, this would therefore result in an affordable housing requirement of 3.6% being required (36% of 10%), which equates to approximately 0.6 units. However, given the benefits of bringing this non-designated heritage asset back into use, and that 9 of the units proposed will be within the existing building (leaving only a net of 8 new units within the new structure, which is below the 11-unit threshold for affordable housing), it is considered that no affordable housing should be sought.

Development Management Policies in the Joint Waste Local Plan for Merseyside and Halton are also applicable. Policy WM8 requires development to incorporate measures for achieving efficient use of resources; Policy WM9 also requires development to provide measures for waste collection and recycling, including home composting.

APPEARANCE AND AMENITY ISSUES It is proposed that the development will be carried out in two phases. The first phase will see the existing coach house and part of the existing property demolished, with the facade and internal configuration of the main, original building retained and converted into 9 apartments. Maintaining internal architectural features such as detailed architraves, skirting boards and fire place surrounds is an important part of this phase. The second phase will see the construction of an extension to the side of the building, containing a further 8 units. The proposed development will retain the general design approach of the existing building, with the scheme retaining the appearance of the property as a Regency villa. The three-storey flat-roof element will be set-back from the main front elevation and given that this is consistent in design, it will not harm the overall character and appearance of the building.

Whilst dwellings to the north of the site are predominantly two-storey in height, the properties opposite the site, along Rock Lane West, are three-storey in height, as are a number of properties along Rock Lane West and within the immediate area. Therefore, whilst the proposal is larger in scale than dwellings along this part of Highfield Road, it is not excessively so and is in keeping with the scale of other properties within the immediate area. It is considered that the benefits of retaining this building, together with the design of the extensions being in keeping with it, outweigh any minor issue there may be with the scale and height of the development which, it is important to note, does not exceed the height of the existing building.

The proposed extension will be set off the northern boundary by approximately 2 metres, with a distance of 7.4 metres between the proposed building and the main dwelling of 141a Highfield Road. This distance, together with the fact that the part of the proposed building adjacent to this boundary will be in line with the neighbouring dwelling, will ensure that the proposal does not have an unacceptable adverse impact upon the amenities of 141a Highfield Road. The building will not project further to the rear than at present, and the proposal will therefore not have an adverse impact on the adjoining property, 145 Highfield Road. The property will not project further forward than at present, and therefore the distance of approximately 24 metres to the property opposite, 46 Rock Lane West, is sufficient to ensure that the proposal does not harm the amenities of this property.

To the rear of the building is a parking area containing 14 spaces, and a fairly substantial private amenity space, which is considered to be adequate for the future occupiers of the development. Siting the parking to the rear (via an underpass), alongside the amenity area, allows the footprint of the building to follow the building line of Highfield Road, whilst also allowing a degree of soft landscaping to the front of the building, helping to soften and enhance its appearance.

There have been objections received stating that there are already too many flats within the Rock Ferry area, many of which are vacant. However, that in itself is not sufficient reason to refuse a proposal which is considered sustainable development and in any case, Wirral's 2010 Strategic Housing Market Assessment Update identified a need for one and two bed properties within this area.

The retention and renovation of this impressive building, together with reasonable extensions which are in keeping with the original building, will result in a development which has a positive impact upon the character and appearance of the street scene and the wider area, and the proposal is therefore considered to comply with Wirral Unitary Development Plan Policy HS13, SPD2 and the National Planning Policy Framework.

SEPARATION DISTANCES All the Council's usual separation distances are complied with.

HIGHWAY/TRAFFIC IMPLICATIONS There are 14 off-street parking spaces provided to the rear of the building, and given that there are 17 apartments proposed this may result in some additional on-street parking within Highfield Road. However, there is not considered to be sufficient reasons to refuse the application on highway grounds.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION Overall, the proposed development will retain and refurbish an impressive non-designated heritage asset, and will not harm the amenities of neighbouring properties or the character and appearance of the street scene and the wider area. The proposal is therefore considered to comply with Wirral Unitary Development Plan Policy HS13 and the National Planning Policy Framework.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Developm ent Plan (Adopted February 2000) and all relevant material considerations including national policy. In reaching this decision the Local Planning Authority has considered the following:-

The proposed development will retain and refurbish an impressive non-designated heritage asset, and will not harm the amenities of neighbouring properties or the character and appearance of the street scene and the wider area. The proposal is therefore considered to comply with Wirral Unitary Development Plan Policy HS13 and the National Planning Policy Framework

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990

2. Before any construction commences, samples of the materials to be used in the external construction of this development shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

Reason : To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policy HS4 of the Wirral Unitary Development Plan

3. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 18 th March 2015 and listed as follows: B100; B101; B102; B103 Revision A (received 8 th July 2015); B104; B106

Reason: For the avoidance of doubt and to define the permission

4. Prior to first occupation of the development hereby permitted the vehicular access should be widened to a minimum of 4.5 metres and retained as such thereafter

Reason: To allow simultaneous access and egress

5. No part of the development shall be brought into use until space and facilities for cycle parking of a type and in a location previously submitted to and agreed in writing by the Local Planning Authority have been provided and these facilities shall be permanently retained thereafter.

Reason : In the interests of highway safety and to accord with Policy TR12 in the in the Wirral Unitary Development Plan 2000

6. PRIOR TO COMMENCEMENT OF DEVELOPMENT, a full scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority, and the approved scheme shall be implemented in full within six months of the first occupation of the development

Reason: In the interests of visual amenity

7. NO DEVELOPMENT SHALL TAKE PLACE until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason : To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with policies WM8 and WM9 of the Waste Local Plan

8. PRIOR TO FIRST OCCUPATION OR USE OF THE DEVELOPMENT, arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details previous submitted to and agreed in writing by the Local Planning Authority, prior to the first occupation of the building.

Reason : To ensure a satisfactory appearance and adequate standards of hygiene and refuse collection, having regard to Waste Local Plan Policy EM9.

Further Notes for Committee:

Last Comments By: 29/04/2015 16:27:32 Expiry Date: 17/06/2015 Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00408 North Team Mr N Williams Wallasey

Location: 8 GREEN LANE, WALLASEY VILLAGE, CH45 8JH Proposal: Demolition of existing house and the construction of 3 No. new dwellings Applicant: Mr T Cook Agent : CADStation Ltd

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Primarily Residential Area

Planning History:

Location: 8 Green Lane Wallasey Application Type: Full Planning Permission Proposal: Extension to garage to accommodate 2 cars Application No: APP/75/01848 Decision Date: 20/03/1975 Decision Type: Approve

Location: 8, Green Lane, Wallasey Village. L45 8JH Application Type: Full Planning Permission Proposal: Erection of a first floor side extension to provide a games room. Application No: APP/86/05437 Decision Date: 19/05/1986 Decision Type: Approve

Summary Of Representations and Consultations Received: REPRESENTATIONS

Having regard to the Council's Guidance for Publicity on Planning Applications, 22 notifications were sent to adjoining properties and a site notice was displayed near the site. At the time of writing, there had been 10 objections received from the occupiers of 6, 45 and 49 Green Lane, 2 and 4 Barmouth Road, 26 and 33 Hillam Road, 48 Northcote Road, 27 Bangor Road and the Wallasey Civic Society. A petition of objection containing 29 signatures was also received. These objections can be summarised as follows:

1. Existing house should not be demolished; 2. Overlooking and over dominant of neighbouring properties; 3. Overdevelopment of the site; 4. Increased noise and disturbance; 5. Loss of light; 6. Increased traffic and parking problems; 7. Potential loss of trees; 8. Proposal will damage appearance of the area

CONSULTATIONS

Head of Environment & Regulation (Pollution Control Division) - No objection

Head of Environment & Regulation (Traffic and Transportation Division ) - No objection

Director's Comments:

Planning Committee resolved to defer consideration of this application at its meeting on 23 July 2015 to allow for a Member’s Site Visit to take place.

REASON FOR REFERRAL TO PLANNING COMMITTEE Councillor Leah Fraser and Councillor Leslie Rennie requested that the application be taken out of delegation on the grounds that the proposal would be an overdevelopment of the site and is out of keeping with the character of the area and would result in loss of light and disturbance to neighbouring properties. Also, Green Lane is a designated 'Primary Route' for emergency vehicles and an increase in vehicle numbers could hinder this.

In addition, a qualifying petition of objection signed by 29 signatures has been received.

INTRODUCTION The application is for the demolition of the existing dwelling, and the erection of three new detached dwellings.

PRINCIPLE OF DEVELOPMENT The principle of the development is acceptable subject to compliance with Policy HS4 in the Wirral Unitary Development Plan (UDP).

SITE AND SURROUNDINGS The existing property at 8 Green Lane is a large, detached two-storey dwelling set within a fairly substantial plot.

The area is designated as a Primarily Residential Area in Wirral's Unitary Development Plan. There is a mix of dwelling types in the local area, with two-storey dormer dwellings opposite the site, traditional two-storey semi-detached properties adjacent and larger two-storey properties in the wider area. There are bungalows to the rear of the site.

POLICY CONTEXT The proposal is subject to Wirral Unitary Development Plan Policy HS4: Criteria for New Housing Development, , which permits residential development that fulfils all of its criteria including a requirement to be of scale that relates well with surrounding property and not result in a detrimental change in the character of the area.

Development Management Policies in the Joint Waste Local Plan for Merseyside and Halton are also applicable. Policy WM8 requires development to incorporate measures for achieving efficient use of resources; Policy WM9 also requires development to provide measures for waste collection and recycling, including home composting.

The National Planning Policy Framework (NPPF, paragraph 56) makes it clear that good design is a key aspect of sustainable development and should contribute positively to making places better for people. Paragraph 64 goes on to indicate that permission should be refused for poorly designed development that fails to take available opportunities for improving the character and quality of the area and the way it functions.

APPEARANCE AND AMENITY ISSUES Whilst the existing property has some positive features, it is not worthy of being listed and is not considered to be of such quality to be deemed a non-designated heritage asset. As such, the principle of its demolition is considered to be acceptable.

The application site is fairly substantial in size, and comfortably the largest plot within the immediate area, and it is considered to be of sufficient size to accommodate three new dwellings. The three proposed dwellings would all be set on good sized plots which would be larger than the majority of other plots within the surrounding area.

Whilst the majority of dwellings in the area are traditional two-storey dwellings, the proposed dwellings are not considered to be excessive in height, with only the front gable element of Plots 2a and 2b being genuinely three-storey. The proposed dwellings will be set back from the front of the site by approximately 15 metres, which is significantly more than all other dwellings in the immediate area besides the adjacent property, No. 6 Green Lane. This distance will largely negate the impact of the height of these properties, helping them to blend into the street scene without appearing harmful to the character of the area. The proposal is not considered out of keeping or overdevelopment merely because the proposed dwellings are marginally taller than other properties surrounding the site, and the proposed dwellings will simply add to the varied street scene, both in terms of scale and design.

The proposed dwellings are fairly traditional in appearance, with the use of cills and quoins adding sufficient interest and character to their appearance. The existing varied street scene means that there is no defining characteristic throughout the area, and the proposed dwellings will therefore add to this variety.

There will be a distance of approximately 15 metres from the rear elevation of the proposed dwellings to the rear boundary shared with bungalows on Hillam Road. This distance is only marginally less than the existing situation, and whilst two of the proposed dwellings will include rear dormer windows, this distance is considered to be sufficient to ensure that there will be no unacceptable loss of privacy or overlooking of neighbouring properties.

SEPARATION DISTANCES There will be a distance of approximately 35 metres between the proposed dwellings and the properties opposite the site, and a distance of approximately 24 metres between the proposed dwellings and properties to the rear.

There is a habitable window to the side of 10 Green Lane, which is directly adjacent to the application site. This window, at first-floor level, appears to be the only window for a bedroom. The proposed dwelling closest to this window, Plot 1, has been designed to reflect this, in order to minimise the impact of it. The dwelling at Plot 1 is set 10 metres from this window, which is less than the normal required distance of 14 metres. This dwelling is much smaller than the other two proposed dwellings, the window in question is at first floor level and not on a principal elevation, and the proposed dwelling is not directly in front of this habitable window.

HIGHWAY/TRAFFIC IMPLICATIONS The large front gardens for each of the proposed dwellings will provide ample off-street parking, and in general, the net increase of two dwellings on this site is not considered to result in any adverse highway or traffic problems.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION Overall, it is considered that the proposed development is acceptable and it will not have an unacceptable adverse impact upon the amenities of neighbouring properties, or the character and appearance of the street scene. The proposal is therefore considered to comply with Wirral Unitary Development Plan Policy HS4, and the National Planning Policy Framework.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy. In reaching this decision the Local Planning Authority has considered the following:-

The proposed development is acceptable and it will not have an unacceptable adverse impact upon the amenities of neighbouring properties, or the appearance of the street scene. The proposal is therefore considered to comply with Wirral Unitary Development Plan Policy HS4, and the National Planning Policy Framework.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 8th June 2015 and listed as follows: 720-01 A; 720-02 A; 720-03b; 720-04 A

Reason: For the avoidance of doubt and to define the permission.

3. Before any construction commenc es, samples of the materials to be used in the external construction of this development shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development

Reason : To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policy HS4 of the Wirral Unitary Development Plan

4. PRIOR TO COMMENCEMENT OF DEVELOPMENT, a full scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority, and the approved scheme shall be implemented in full within six months of the first occupation of the dwelling

Reason: In the interests of visual amenity

5. NO DEVELOPMENT SHALL TAKE PLACE until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason : To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with policies WM8 and WM9 of the Waste Local Plan

6. PRIOR TO FIRST OCCUPATION OR USE OF THE DEVELOPMENT, arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details previous submitted to and agreed in writing by the Local Planning Authority, prior to the first occupation of the building.

Reason : To ensure a satisfactory appearance and adequate standards of hygiene and refuse collection, having regard to Waste Local Plan Policy EM9.

Further Notes for Committee:

1. Consent under the Highways Act is required for the construction of a new or the amendment/removal of an existing vehicular access. Such works are undertaken at the developer's expense, including the relocation/replacement and/or removal of street furniture and vegetation as necessary. Please contact the Council's Highway Maintenance team on 0151 606 2004 prior to the commencement of development for further information

Last Comments By: 23/04/2015 08:51:46 Expiry Date: 20/05/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: OUT/15/00484 North Team Mr K Spilsbury West Kirby and Thurstaston

Location: Springfield, 34 GORSE LANE, NEWTON, CH48 8BH Proposal: One new Dwelling & detached Garage Applicant: Mr & Mrs Lavin Agent : KJP Architecture

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Primarily Residential Area

Planning History:

Location: Springfield, 34 GORSE LANE, NEWTON, CH48 8BH Application Type: Full Planning Permission Proposal: Extend existing carport to double garage roof extension to be clad in red cedar. Shingles building to be clad with over lapping tanalised natural larch or similar. Garage doors to be fitted Application No: APP/10/00601 Decision Date: 26/07/2010 Decis ion Type: Approve

Location: Springfield, 34 Gorse Lane, Newton, Wirral, CH48 8BH Application Type: Full Planning Permission Proposal: Erection of garage to rear Application No: APP/05/06084 Decision Date: 14/07/2005 Decision Type: Approve

Location: 34 Gorse Lane, Newton, Wirral, CH48 8BH Application Type: Full Planning Permission Proposal: Erection of a car port to side Application No: APP/04/05769 Decision Date: 19/05/2004 Decision Type: Approve

Location: 34, Gorse Lane, Newton. L48 8BH Application Type: Full Planning Permission Proposal: Erection of a first floor side extension. Application No: APP/93/06855 Decision Date: 12/01/1994 Decision Type: Approve

Location: 34, Gorse Lane, Newton. L48 8BH Application Type: Full Planning Permission Proposal: Dormer window extension. Application No: APP/86/06208 Decision Date: 29/08/1986 Decision Type: Approve

Location: South of Springfield ,34 Gorse Lane ,Newton ,L48 8BH Application Type: Full Planning Permission Proposal: Erection of detached bungalow Application No: APP/84/26016 Decision Date: 18/12/1984 Decision Type: Refuse

Appeal Details Application No APP/84/26016 Appeal Decision Dismissed Appeal Decision Date 30/06/1985

Summary Of Representations and Consultations Received: REPRESENTATIONS: Having regard to the Council's Guidance on Publicity for Applications, 14 notifications were sent to adjoining properties. A Site Notice was also displayed. Having regard to the Council's Guidance on Publicity for Applications, notifications were sent to adjoining properties. A Site Notice was also displayed. At the time of writing this report 12 representations have been received and a petition signed by 30 signatures has also been received. The objections can be summarised as follows:

1. the impact of a new dwelling on the character of the area 2. the associated traffic on the unmade road/bridleway and impact upon users 3. impact upon neighbouring properties 4. scale and massing. 5. covenants 6. previous appeal decision on the site. 7. highway and pedestrian safety 8. compliance with policy HS10 9. overdevelopment 10. the development if approved could set a precedent. 11. impact upon drainage/sewers 12. impact on trees

CONSULTATIONS: Head of Environment & Regulation (Traffic & Transportation Division) - No Objections

Head of Environment & Regulation (Pollution Control Division) - No Objections

Merseyside Fire and Rescue - No objections

Director's Comments:

Planning Committee resolved to defer consideration of this application at its meeting on 23 July 2015 to allow for a Member’s Site Visit to take place.

REASON FOR REFERRAL TO PLANNING COMMITTEE Councillor Geoffrey Watt has taken the application out of delegation on the grounds that local residents have concern regarding additional traffic contrary to a determination by the Planning Inspectorate. A qualifying petition of objection signed by 30 signatures has also been received in objection to the scheme.

INTRODUCTION The proposed development is an outline application with all matters reserved for the erection of a new dwelling at the side of 34 Gorse Lane

PRINCIPLE OF DEVELOPMENT The site is located within a primarily residential area and as such the principle of the development is acceptable subject to the criteria set out in Policy HS4 of the adopted Wirral Unitary Development Plan.

SITE AND SURROUNDINGS Gorse Lane is an unmade, unadopted road located between Column Road and Grammar School Lane. There are a mix detached properties and bungalows on the lane varying in age and design, all of which are set within their own grounds with off street parking. The properties to the south of 34 Gorse Lane are more densely sited than those to the north.

34 Gorse Lane is a two storey dwelling that has been modified over the years, with a large garden. Newton Common lies to the west of the site which is designated as a site of Biological importance.

POLICY CONTEXT Policies HS4, GR5, NC01 and NC7 of the adopted Wirral Unitary Development Plan and the National Planning Policy Framework (NPPF) are directly relevant in this instance.

Policy HS4 states that proposals for new housing development on allocated sites and within the Primarily Residential Areas shown on the Proposals Map will be permitted subject to the proposal being of a scale which relates well to surrounding property, in particular with regard to existing densities and form of development, the proposal not resulting in a detrimental change in the character of the area, the provision of appropriate landscaping and boundary treatment which relates the proposed development to its surroundings, paying particular attention to the maintenance of existing natural features and vegetation in accordance with Policy GR5 and the provision of adequate individual private or communal garden space to each dwelling. In addition adequate distance should be kept between habitable rooms in separate dwellings. In addition, where the gable end of one property fronts onto the rear elevation of another, then an adequate separation should be achieved.

Policies NC01 and NC7 relate to nature conservation and species protection. In this respect the Local Planning Authority will not approve any development that would have an adverse impact upon wildlife species protected by law unless the Local Planning Authority can be sure that the species can be protected by planning condition.

The main thrust of the National Planning Policy Framework is for the delivery of sustainable development on sustainable sites. As the development is for a replacement dwelling the scheme is considered sustainable.

Development Management Policies in the Joint Waste Local Plan for Merseyside and Halton are also applicable. Policy WM8 requires development to incorporate measures for achieving efficient use of resources; Policy WM9 also requires development to provide measures for waste collection and recycling, including home composting.

APPEARANCE AND AMENITY ISSUES The proposal seeks outline planning permission for the erection of a detached dwellings on the former garden of 34 Gorse Lane.

Having regard to the Council's Guidance on Publicity for Applications, notifications were sent to adjoining properties. A Site Notice was also displayed. At the time of writing this report 12 representations have been received.

The main thrust of the objection relates to the impact of a new dwelling on the area in terms of the associated traffic on the unmade road, impact upon neighbouring properties, potential for future development, scale and massing.

One of the main concerns is the impact of the development upon the character of the area. On inspection of the indicative plans it is considered that the overall plot size is comparable to the surrounding plots. As such, in terms of density, the site can easily accommodate a dwellings without detriment to surrounding residential properties.

Neighbouring properties are also concerned over a previous Inspector's decision to refuse the scheme in 1985 (T/APP/W4325/A/85/028346/P4) as the inspector agreed with the Local Planning Authority in that Gorse Lane was inadequate to serve the houses fronting it and as such the lane had reached capacity for development. In determining the current application the Head of Environment & Regulation (Traffic & Transportation Division) has been consulted with regards to the impact of the development on Gorse Lane and no objections have been raised and as such a refusal on such ground could not currently be sustained. An objector has commissioned a highway planner to appraise the scheme on their behalf and they conclude that the application should be refused in the interest of highway and pedestrian safety. The Head of Environment & Regulation (Traffic & Transportation Division) has assessed the impact of the development upon highway and pedestrian safety and see no reason why the application should be refused. Pedestrian and vehicular visibility has been assessed and is deemed adequate.

A further objection states that the development does not comply with Wirral's back land development policy HS10. This policy does not relate to this application as the development is not backland. The plot fronts onto Gorse Lane and as such UDP Policy HS4 is directly relevant.

Neighbouring properties raise the issue of covenants, construction traffic and the impact of the development on the sewerage system. These matters are not planning matters and as such a refusal on this issues could not be sustained.

Mature trees run around the perimeter of the site however the main garden area where the dwelling is proposed is made up of undeveloped lawn. In order to preserve the wooded character of the area a number of conditions should members be minded to approve the scheme.

Concern has been raised with regards to the impact of the proposed dwellings on the neighbouring properties. The LPA standards are outlined within SPG11. This states; that habitable room windows directly facing each other should be at least 21 metres apart. Main habitable room windows should be at least 14 metres from any blank gable. The plans demonstrate that the standard separation distances are easily met by the proposed scheme as all window to window and window to wall distances are more than met.

With regards to the design the NPPF places an emphasis on the delivery of sustainable development on sustainable sites. Paragraph 6 requires Local Authorities to deliver a wide choice of high quality homes and to boost the supply of housing. Paragraph 7 is a requirement for good design. The Government attaches great importance to the design of the built environment.

Having considered the proposal, the design of the area and the accommodation proposed it is considered that the proposed is acceptable given the context of the site in relation to the surrounding dwellings. All dwellings on Gorse Lane are detached properties set within their own grounds, the proposal will be no different. There is also a mix of materials in the area. The reserved matters application will determine the overall siting and design of the development however indicative layout will not appear out of context or character in this area.

With regards to policy GR5 - Landscaping And New Development a further condition can be attached to secure an appropriate landscaping scheme to ensure the boundary treatments are effective and the woodland character of the site is brought back.

The new vehicular and pedestrian access into the site is not considered to result in any more noise and disturbance than any other vehicular and pedestrian access into the surrounding properties. The Head of Environment & Regulation (Pollution Control Division) - No Objections has been consulted and raised no objection to the proposed scheme.

In summary, the proposal is considered suitable for the site and is not considered detrimental to the character of the area. The proposal is not considered to have an adverse impact on the amenities which the occupiers of neighbouring properties can reasonably expect to enjoy or detrimental to highway safety. The proposed new dwelling will have adequate levels of amenity space and off-street parking. The proposal complies with Policy HS4 and GR5 of the Wirral UDP, SPD2 and the provisions of the NPPF and is recommended for approval.

SEPARATION DISTANCES The Council normally expects habitable room windows directly facing each other to be at least 21 metres apart. Main habitable room windows should be at least 14 metres from any blank gable. The indicative plans demonstrate these distances can easily be met.

HIGHWAY ISSUES The Head of Environment & Regulation (Traffic & Transportation Division) has been consulted with regards to the impact of the development on Gorse Lane and no objections have been raised and as such a refusal on such ground could not currently be sustained. An objector has commissioned a highway planner to appraise the scheme on their behalf and they conclude that the application should be refused in the interest of highway and pedestrian safety. The Head of Environment & Regulation (Traffic & Transportation Division) has assessed the impact of the development upon highway and pedestrian safety, access for emergency vehicles and refuse and see no reason why the application should be refused. Pedestrian and vehicular visibility has been assessed and is deemed acceptable and therefore there are no reasons to refuse the scheme. The development therefore complies with Policy HS4 of the Wirral UDP.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no environmental/sustainability issues relating to the proposal.

HEALTH ISSUES There are no health implications relating to this application .

CONCLUSION The proposal has been considered with regards to the design, amenity and the impact upon highway and pedestrian safety and is considered suitable for the site and is not considered detrimental to the character of the area. The proposal is not considered to have an adverse impact on the amenities which the occupiers of neighbouring properties can reasonably expect to enjoy. The proposed dwellings have adequate levels of amenity space and off-street parking. The proposal complies with Policy HS4 & GR5 of the Wirral UDP and the provisions of the NPPF and is recommended for approval.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy. In reaching this decision the Local Planning Authority has considered the following:-

The proposal has been considered with regards to the design, amenity and the impact upon highway and pedestrian safety and is considered suitable for the site and is not considered detrimental to the character of the area. The proposal is not considered to have an adverse impact on the amenities which the occupiers of neighbouring properties can reasonably expect to enjoy. The pr oposed dwellings have adequate levels of amenity space and off-street parking. The proposal complies with Policy HS4 & GR5 of the Wirral UDP and the provisions of the NPPF and is recommended for approval.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission or two years from the date of the approval of the last of the reserved matters, whichever is the later.

Reason : To comply with Section 92 (as amended) of the Town and Country Planning Act 1990.

2. Details of the reserved matters set out below shall be submitted to the Local Planning Authority for approval within three years from the date of this permission:

A. Layout B. Scale C. Appearance D. Access; and E. Landscaping

Approval of all reserved matters shall be obtained from the Local Planning Authority in writing before any development is commenced and shall be carried out as approved.

Reason: To enable the Local Planning Authority to control the development in detail and to comply with Section 92(as amended) of the Town and Country Planning Act 1990.

3. Before any construction commences, samples of the facing/roofing/window materials to be used in the external construction of this development shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

Reason : To ensure a satisfactory appearance to the d evelopment in the interests of visual amenity and to comply with Policy HS4 of the Wirral Unitary Development Plan.

4. The area(s) so designated within the site shall be suitably landscaped in accordance with a scheme to be submitted to and approved by the Local Planning Authority before any works commence on site, the landscape work to be completed during the first availa ble planting season following completion of the development hereby approved and shall be maintained thereafter to the satisfaction of the Local Planning Authority.

The detailed landscaping plans shall include:

i. details of boundary treatments and hard surfaces ii. the location, size and species of all trees to be planted iii. the location, size, species and density of all shrub and ground cover planting iv. a schedule of implementation

Reason : In the interests of visual amenity and to ensure that the development compl ies with Policy HS 4 of the Wirral Unitary Development Plan.

5. No development shall take place until a plan indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed for each of the dwellings hereby approved as and when they are completed and before each relevant dwelling is first occupied. Development shall be carried out in accordance with the approved details and retained as such thereafter.

Reason: To safeguard t he visual amenities of the locality and the privacy/amenities of the existing adjoining and proposed new properties and to accord with Policy HS4 of the Wirral Unitary Development Plan.

6. Before the development hereby permitted is first commenced, a datum for measuring land levels shall be agreed in writing. Full details of existing and proposed ground levels and proposed finished floor levels shall be taken from that datum and submitted to and approved in writing by the Local Planning Authority, notw ithstanding any such detail shown on previously submitted plan(s). The development shall be carried out in accordance with the approved details and retained as such thereafter.

Reason: To ensure a satisfactory appearance and avoid overlooking having regar d to Policy HS4 of the Wirral Unitary Development Plan.

7. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason : To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with policy WM8 of the Waste Local Plan.

8. Prior to first occupation or use of the development, arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details previous submitted to and agreed in writing by the Local Planning Authority, prior to the first occupation of the building.

Reason : To ensure a satisfactory appearance and adequate standards of hygiene and refuse collection, having regard to Waste Local Plan Policy WM9.

9. No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

i. the parking of vehicles of site operatives and visitors; ii. loading and unloading of plant and materials; iii. storage of plant and materials used in constructing the development; iv. the erection and maintenance of securit y hoarding including decorative displays and facilities for public viewing, where appropriate; v. wheel washing facilities; vi. measures to control the emission of dust and dirt during construction; vii. a scheme for recycling/disposing of waste resulting from demolit ion and construction works.

Reason: In the interests of the amenities of adjoining residents and having regard to Policy HS4 of the Wirral Unitary Development Plan.

10. Before development takes place a scheme for the protection of the retained trees- a t ree protection plan (conforming to section 5.5, BS 5837:2012, Trees in relation to design, demolition and construction - Recommendations) shall be submitted and agreed in writing with the LPA. This scheme shall include:

A. the details of each retained tree as required at section. 4.4 of BS5837 in a separate schedule. B. a plan or relevant drawings, including proposed site layout plans, to a scale and level of accuracy appropriate to the proposal that shows constraints posed by existing trees (section 5.2 B S 5837), the position, crown spread and Root Protection Area (section 4.6 of BS5837) of every retained tree on site and on neighbouring or nearby ground to the site in relation to the approved plans and particulars. The positions of all trees to be removed shall be indicated on this plan. C. a schedule of tree works for all the retained trees in paragraphs (a) and (b) above, specifying pruning and other remedial or preventative work, whether for physiological, hazard abatement, aesthetic or operational reasons . All tree works shall be carried out in accordance with BS3998, 2010, Tree work-Recommendations.

An arboricultural method statement (conforming to section 6 BS 5837) containing;

D. the details and positions (shown on the plan at paragraph (a) above) of the Tree Protection Barriers (section 6.2 of BS5837), identified separately where required for different phases of construction work (e.g. demolition, construction, hard landscaping). The Tree Protection Barriers must be erected prior to each construction phase commencing and remain in place, and undamaged for the duration of that phase. No works shall take place on the next phase until the Tree Protection Barriers are repositioned for that phase. E. the details and positions (shown on the plan at paragraph ( a) above) of the Ground Protection Zones (para 6.2.3 of BS5837). F. the details and positions (shown on the plan at paragraph (a) above) of the Construction Exclusion Zones (section 6 of BS5837). G. the details and positions (shown on the plan at paragraph (a) a bove) of the underground service runs (para 5.5.6 of BS5837). H. the details of any changes in levels or the position of any proposed excavations within 5 metres of the Root Protection Area (para. 5.5.6 of BS5837) of any retained tree, including those on neighbouring or nearby ground. I. the details of any special engineering required to accommodate the protection of retained trees (section 7 of BS5837), (e.g. in connection with foundations, bridging, water features, surfacing) J. the details of the working methods to be employed with the demolition of buildings, structures and surfacing within or adjacent to the RPAs of retained trees (section 7 BS 5837).

Reasons: To protect trees which are of significant amenity value having regards to policy GR7 of Wirral's UDP

Last Comments By: 13/05/2015 10:41:02 Expiry Date: 26/05/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00604 South Team Ms J Storey Birkenhead and Tranmere

Location: Land at CHURCH ROAD, SEYMOUR STREET & THOMPSON STREET,TRANMERE,WIRRAL CH42 0LG Proposal: Proposed development of 75no residential units comprising of: - 33no 2b4p houses - 20no 3b5p houses - 12no 2b3p flats - 8no 2b3p bungalows - 2no 4b7p 3 storey houses with associated landscaping and roads. Applicant: Lovell Agent : DK-Architects

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Primarily Residential Area

Planning History:

Location: Land bounded by Church Road/Whetstone Lane junction to north and Hampden Road to south, consisting of sites east and west of, Church Road , Tranmere, Wirral, CH42 5LD Application Type: Full Planning Permission Proposal: Extension of time application for 2007/6066 - Erection of 100no. dwellings, 55no. self-contained apartments and 9no. A1 retail units (Outline) Application No: APP/11/00038 Decision Date: 01/04/2011 Decision Type: Approve

Location: Land bounded by Church Road/Whetstone Lane junction to north and Hampden Road to south, consisting of sites east and west of, Church Road , Tranmere, Wirral, CH42 5LD Application Type: Outline Planning Permission Proposal: Erection of 100no. dwellings, 55no. self-contained apartments and 9no. A1 retail units (Outline) Application No: OUT/07/06066 Decision Date: 25/01/2008 Decision Type: Approve

Summary Of Representations and Consultations Received:

REPRESENTATIONS: Having regards to the Council's Guidance on Publicity for Applications, 367 notifications were sent to adjoining properties. A Site Notice was also displayed and the application was advertised with a Press Notice in the Wirral Globe. At the time of writing a petition containing 65 signatures has been received against the proposed 12 apartments to be constructed on the corner of Seymore Street and Church Road.

An online comment has also been received concerning the future residents of the scheme.

CONSULTATIONS:

Head of Environment & Regulations (Traffic & Transport Division) - No objections

Head of Environment & Regulations (Pollution Control Division) - No objections

Wirral Wildlife - No objections

United Utilities - No objections

Director's Comments:

This application was most recently considered by the Planning Committee on 23 July 2015 where Members resolved that planning permission should be approved subject to a Section 106 Agreement to secure the provision of some affordable housing. A Section 106 Agreement has to be entered into by a person or persons who have an “interest” in the land. At present, the whole of the site is still under the ownership of the Local Authority and the developers do not yet have any “interest” in any part of the site. The Local Authority cannot enter into a Section 106 Agreement with itself and until such time as the lease agreement has been signed, the developer is unable to enter into a legal agreement with the Local Authority.

The developers have agreed to enter into a Development Agreement with the Council but the signing of such an agreement is not imminent and would normally rely on planning permission having been granted. The Head of Transformation & Resources (Legal and Member Services Conveyancing Section) has confirmed that the issue of affordable housing provision is a matter that can be dealt with and secured in the Development Agreement.

Planning legislation makes it clear that if a Section 106 Agreement serves no useful purpose then it should not be entered into. Given that the developer is unable to enter into such an Agreement with the local authority at the present time (as it has no interest in the land) and that the issue of affordable housing is capable of being dealt with in the Development Agreement, then it is considered there is little to be gained by seeking to uphold the requirement for the Section106 Agreement in light of the above.

It is therefore recommended that Members now agree that planning permission be granted without the provision for a Section 106 Agreement as agreed on 23rd July 2015 and to allow the planning permission to be issued. The local authority can be assured that the Developer’s Agreement will ensure the provision of 25 units of the proposed 75 units will be let on the basis of an affordable rent tenancy with Regenda having agreed with the Head of Housing the criteria for potential applicants.

REASON FOR REFERRAL TO PLANNING COMMITTEE This application is for 75 residential units. As a Major Development over 50 units this application is required to be considered and determined by the Planning Committee having regards to the Council's approved Scheme of Delegation for the Determination of Planning Applications. A qualifying petition of objection has also been received.

INTRODUCTION The application area is split into 5 different sites and in total covers 1.58 hectares. This application seeks planning permission for:-

• 55 houses • 8 bungalows • 12 flats • Associated parking and infrastructure.

The site was originally part of the former Church Road Housing Market Renewal Pathfinder Area.

PRINCIPLE OF DEVELOPMENT The site designated as part of Primarily Residential Area where new housing development is permitted subject to compliance with Policy HS4 in the Wirral Unitary Development Plan (UDP).

SITE AND SURROUNDINGS The application area has been split into 5 different plots of land as follows:

• Parcel 1 is bounded by Whitfield Road and Church Road. The site originally contained housing but has now been cleared. It is proposed to construct 2 dwellings on this site. • Parcel 2. the largest of the parcels is bounded by Thompson Street, Seymore Street and Church Road. This is also a cleared housing site is proposed to construct 28 dwellings and apartments within this area. The site is bound by terraced properties. • Parcel 3 is bounded by Seymore Street and Church Road. The applicants propose to develop this site to include three storey apartment block and 8 houses. This site will contain social housing units and is to be managed and maintained by Regenda. • Parcel 4 is also a cleared site and is bounded by Liversidge Road, Harland Road and Church Road. 11 units are proposed on this site. • Parcel 5 is bounded by Liversidge Road and Church Road. 8 dwellings are proposed on this site.

The sites are surrounded by a series of single and two storey residential properties, further afield there is a primary school and St Catherine Community Hospital

POLICY CONTEXT The following Policies are relevant to this proposal:-

Wirral Unitary Development Plan Policy URN1 Development and Urban Regeneration states that full and effective use should be made of land and focuses on the importance of bringing neglected, unused or derelict land into use.

Policy HS4 - Criteria for New Housing Development indicates that proposals for new housing development on allocated sites and within the Primarily Residential Areas shown on The Proposals Map will be permitted subject to -

• the proposal being of a scale which relates well to surrounding property, in particular regards to density and form • does not result in a detrimental change in the character of the area • access and servicing can be satisfactorily accommodated • appropriate landscaping is proposed • design features should contribute to a secure a safe environment • accessible public open space and children's play space • provision of adequate individual private or communal garden space to each dwelling • adequate distances between habitable rooms.

Policy HSG2 (Affordable Housing) of the UDP states that the Local Planning Authority will negotiate with developers and housing associations the provision of affordable housing where appropriate.

Policy GR5 the Local Planning Authority will require applicants to submit full landscape proposals before planning permission is granted.

Policy GR6 - Greenspace within new family housing development sets out the need to provide adequate public, open greenspace within development sites.

Policy GR7 - Trees and New Development sets out the criteria to assess the need to protect trees by having regard to health and structure of existing trees with a view to provide replacement trees.

UDP Policy TR9 requires off-street parking to be viewed on the context of overall transport policy and particularly, the need to reduce travel by private car, especially within areas that are well served by public transport.

UDP Policy TR11 indicates that the Local Planning Authority will negotiate with developers of new major development with a view to secure improvements to or provision of cycle friendly infrastructure.

UDP Policy TR12 requires provision of cycle parking where it is considered to be both practicable and desirable.

Development Management Policies in the joint waste Local Plan for Merseyside and Halton are also applicable. Policy WM8 requires development to incorporate measures for achieving efficient use of resources. Policy WM9 also required development to provide measures for waste collection and recycling.

National Planning Policy Framework (NPPF) The National Planning Policy Framework makes it clear that the purpose of the planning system is to contribute to the achievement of sustainable development and that good design is a key aspect which should contribute positively for making places better for people. Sustainable housing development should encompass good design and widen the choice of high quality homes. Development should also make a positive contribution to an area and use opportunities to improve the character of the area.

APPEARANCE AND AMENITY ISSUES The National Planning Policy Framework recognises the importance of requiring good design in development. Paragraph 56 states that "Good design is a key aspect of sustainable development and is indivisible from good planning, and should contribute positively to making places better for people.

The sites are bounded by a mixture of terrace, semi-detached and single storey dwellings. The pallet of materials within the existing properties is fairly consistent and comprises of mainly red brick, pitched tiled slate roofs and bay windows at ground floor level.

Church Road is the primary frontage, the proposed properties will front onto this road in order to continue the street scene along this route. The remaining properties will also front Church Road, Seymore Street, Liversidge Road and Harland Road to continue the active frontages in the area. Each of the dwellings contains curtilage parking, with the houses and bungalows have access to the front and private front and rear gardens. The proposed apartments have car and cycle parking at the rear and shared landscaped gardens to the front.

The proposed elevations are complementary to the wider area and will be constructed from a multi red brick and will contain pitched roofs. The architects have advised that a number of traditional features that are also seen within the area including the roof scape and canopies over the front doors but in a more contemporary way in order to "introduce a slight contrast to the area whilst remaining sympathetic to the context".

In terms of scale and massing, the proposed scheme will contain a mix of 1, 2, and 3 storey housing which connects well with the surrounding properties.

AFFORDABLE HOUSING The applicants have advised that 33% of the proposed properties will be let on an affordable rent tenancy. This can be achieved through a section 106 agreement

SEPARATION DISTANCES The proposed layout follows the urban grain of existing development in the immediate area in terms of layout, scale and setting. Care has been taken to ensure layout of internal rooms and the positioning of windows (particularly at first floor level) would not give rise to adverse loss of amenity, over-looking or loss of privacy both in terms of existing neighbouring development and within the development itself.

HIGHWAY/TRAFFIC IMPLICATIONS The applicants have agreed at pre-application meetings to necessary highway works, These include for the upgrade of the Zebra Crossing between Whitfield Street and Thompson Street to a puffin and the upgrade of two bus stops to the latest standards between Whitfield Street and Seymore Street

ENVIRONMENTAL/SUSTAINABILITY ISSUES It is considered that the proposed new housing would contribute positively to the sustainable redevelopment of the area.

HEALTH ISSUES The provision of new housing stock is likely to result in a positive impact on health.

CONCLUSION The proposed development is considered to be of a scale, design and layout that complement the surrounding development. The proposal will not result in any significant impacts on the amenities of neighbours of surrounding properties or future occupiers through overshadowing, loss of daylight or sunlight or poor outlook. It is considered that the proposed development complies with Policy HS4 of the adopted Wirral Unitary Development Plan and the National Planning Policy Framework.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy. In reaching this decision the Local Planning Authority has considered the following:-

The proposed development is considered to be of a scale, design and layout that complement the surrounding development. The pr oposal will not result in any significant impacts on the amenities of neighbours of surrounding properties or future occupiers through overshadowing, loss of daylight or sunlight or poor outlook. It is considered that the proposed development complies with Policy HS4 of the adopted Wirral Unitary Development Plan and the National Planning Policy Framework.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. NO DEVELOPMENT SHALL TAKE PLACE UNTIL samples of the facing/roofing/window materials to be used in the external construction of this development have been submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

Reason : To ensure a satisfactory appearance to the developm ent in the interests of visual amenity and to comply with Policy HS4 of the Wirral Unitary Development Plan.

3. In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported immediately to the Local Planning Authority. Development on the part of the site affected must be halted and an investigation and risk assessment must be by a competent person, and shall assess any contamination on the site, whether or not it originates on the site. Moreover, it must include:

i. a survey of the extent, scale and nature of contamination; ii. an assessment of the potential risks to: human health, property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments; iii. an appraisal of remedial options, and proposals of the preferred option(s).

As a minimum, the scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to its intended use.

Where remediation is necessary, a detailed remediation scheme to bring the site to a condition s uitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historic environment must be prepared and submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors, having regards to Policy HS4 and Policy PO5 of the Wirral Unitary Development Plan.

4. Where remediation is necessary, a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historic environment must be prepa red and submitted to and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site recep tors, having regards to Policy HS4 and Policy PO5 of the Wirral Unitary Development Plan.

5. NO DEVELOPMENT SHALL TAKE PLACE UNTIL details of secure parking provision for cycles have been submitted to and approved in writing by the Local Planning Authority. Such provision as may be approved shall be provided before the building(s) hereby permitted is/are occupied and shall be retained permanently thereafter.

Reason : In order to ensure adequate provision for cycle parking and to comply with Policy TR12 Requirements for Cycle Parking of the adopted Wirral Unitary Development Plan.

6. NO DEVELOPMENT SHALL TAKE PLACE until full details of soft and hard landscaping have been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall detail the locations, species and heights of all existing and propo sed trees, shrubs and hedge planting and all existing and proposed grassed and hard surfaced areas and any other natural or proposed features. The approved scheme shall be implemented in full in the first planting season following first occupation of the d wellings hereby permitted, unless otherwise agreed in writing by the Local Planning Authority.

Reason : To ensure a satisfactory standard of appearance and that the proposed development enhances the visual amenity of the locality in accordance with Policy HS4 of the UDP.

7. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within five years from the completion of the scheme shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted unless otherwise agreed in writing by the Local Planning Authority.

Reason : To ensure a satisfactory standard of appearance and that the proposed development enhances the visual amenity of the locality in accordance with Policy GR5 of the UDP.

8. NO DEVELOPMENT SHALL COMMENCE UNTIL details for the construction of that part of the road which provides access to the site and amendment of the existing highway, including all signing and carriageway markings, footways, traffic calming me asures, street lighting, traffic signs, road markings, tactile paving and including the upgrade of the existing zebra crossing between Thompson Street and Whitfield Street and Seymore Street and the provision of two upgraded bus stops have been submitted t o and approved in writing by the Local Planning Authority. THE DEVELOPMENT SHALL NOT BE FIRST BROUGHT INTO USE UNTIL the access road has been constructed and laid out in accordance with approved.

Reason: To ensure that the access is laid out and constructed in a satisfactory manner.

9. NO DEVELOPMENT SHALL TAKE PLACE until details of a 2.4m x 45m visibility splay extending to the north of the access to Tranmere Court (shopping area) car park access ha ve been submitted to the Local Planning Authority for approval in writing. The approved visibility splay shall be kept permanently clear of any obstruction greater than 1.0 metre in height.

Reason: For highway safety reasons, to secure adequate visibility to the north in relation to vehicles leaving the car park at Tranmere Court shopping area.

10. NO DEVELOPMENT SHALL TAKE PLACE until a scheme for the provision and implementation for the discharge of surface water from the site (including surface water from accesses and driveways), incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use or the dwellings first occupied until surface wate r drainage has been constructed in accordance with the approved scheme.

Reason: To prevent increase risk of flooding by ensuring that the development can be adequately drained and to comply with saved policies WA1, WA2, WA3, & WA5 of the Wirral Unitary Development Plan.

11. NO DEVELOPMENT SHALL TAKE PLACE until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to an d approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason : To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with policies WM8 and WM9 of the Waste Local Plan.

12. PRIOR TO THE FIRST OCCUPATION OF THE DWELLINGS arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details to be submitted to and agreed in writing by the Local Planning Authority. The approved details shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason : To ensure a satisfactory appearance and adequate standards of hygiene and refuse collection, having regard to policies WM8 and WM9 of the Waste Local Plan.

13. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 21st May 2015 and listed as follows: 1129-P-001 rev A, 1129-P-010, 1129-P-105, 1129-P-003, 1129-P-104, 1129-P-101, 1129-P-102, 1129-P-002, 1129-P-000, 1129-P-114, 1129-P-112, 1129-P-106, 1129-P-107, 1129-P-111, 1129-P-109, 1129-P- 106(B), 1129-P-105(B), 1129-P-104(B), 1129-P-105(A), 1129-P-106(A),1129-P-104(A), 1129-P-103(B), 1129-P-103(A), 1129-P-102(B), 1129-P-101(B), 1129-P-102(A), 1129-P-101(A), 1129-P-107(B), 1129-P-107(A), 1129-P-113 and 1129-P-115)

Reason: For the avoidance of doubt and to define the permission.

Further Notes for Committee:

1. INFORMATIVE - In order to fulfil the highway condition, it will be necessary to enter into a legal agreement with the Council to secure works under the Highways Act. The agreement would include details of the works to be carried out including all necessary street furniture, traffic signs, road markings, traffic regulation orders and appropriate commuted sums, Road Safety Audit (RSA) and RSA Monitoring

2. Several public sewers cross the various sites of which we will not permit building over them.

A m odification of the site layout, or a diversion to the affected public sewer at the applicant’s expense may be necessary. To establish if a sewer diversion is feasible the applicant must discuss this at an early stage with John Lunt Developer Engineer at wa [email protected] as a lengthy lead in period may be required if a sewer diversion proves to be acceptable

Last Comments By: 03/07/2015 10:24:47 Expiry Date: 20/08/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00634 South Team Ms J Storey Eastham

Location: St Marys CE Primary School, STANLEY LANE, EASTHAM, CH62 0AQ Proposal: Conversion of redundant (Grade II Listed) school building to residential units (4no) and erection of two new 3 bedroomed houses on former playground area Applicant: Mr Eric Hanks Agent : Paddock Johnson Partnership

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Green Belt Conservation Area (for illustrative purposes)

Planning History:

Location: Jasmine Cottage, 67 Stanley Lane, Eastham, Wirral, CH62 0AQ Application Type: Full Planning Permission Proposal: Erection of a two storey rear extension Application No: APP/07/05170 Decision Date: 18/04/2007 Decision Type: Refused

Location: St Marys CE Primary Playing Field, Stanley Lane, Eastham, Wirral, CH62 0AQ Application Type: Work for Council by Council Proposal: Construction of bitumen macadam playing surface and access footpaths and erection of 3 metre high ball stop fencing. Application No: APP/04/07852 Decision Date: 13/05/2005 Decision Type: Approved

Location: St Marys CE Primary Playing Field, Stanley Lane, Eastham, Wirral, CH62 0AQ Application Type: Work for Council by Council Proposal: Construction of bitumen macadam playing surface and access footpaths and erection of a 1.3 metre high ball stop fence. Application No: APP/04/07443 Decision Date: 03/12/2004 Decision Type: Withdrawn

Location: St Marys, CE Controlled Primary Sch , Stanley Lane, Eastham, Wirral, CH62 0AQ, Application Type: Work for Council by Council Proposal: Erection of main entrance, staff toilets and disabled toilet extension Application No: APP/02/06635 Decision Date: 04/10/2002 Decision Type: Approved

Location: St Marys, CE Controlled Primary Sch, Stanley Lane, Eastham, Wirral, CH62 0AQ, Application Type: Listed Building Consent Proposal: Erection of main entrance, staff toilets and disabled toilet extension Application No: LBC/02/06643 Decision Date: 04/10/2002 Decision Type: Approved

Location: St Marys CE Primary School, Stanley Lane, Eastham, Wirral, CH62 0AQ Application Type: Work for Council by outside body Proposal: Erection of a single storey extension. Application No: LBC/99/06470 Decision Date: 17/12/1999 Decision Type: Approved

Location: St Marys, CE Controlled Primary School, Stanley Lane, Eastham, Wirral, CH62 0AQ Application Type: Work for Council by outside body Proposal: Erection of a single storey extension. Application No: APP/99/06469 Decision Date: 22/10/1999 Decision Type: Approved

Location: Eastham St. Mary's C. of E. Primary School, Stanley Lane, Eastham. L62 0AQ Application Type: Work for Council by Council Proposal: Erection of a single storey classroom extension and entrance/corridor link. Application No: APP/92/05874 Decision Date: 21/07/1992 Decision Type: Approved

Location: St. Marys C. of E. Primary School 69, Stanley Lane, Eastham. L62 0AQ Application Type: Work for Council by Council Proposal: Erection of rear single storey extension to accommodate extra toilets. Application No: APP/85/06638 Decision Date: 24/10/1985 Decision Type: Approved

Summary Of Representations and Consultations Received:

REPRESENTATIONS: Having regard to the Council's Guidance on Publicity for Applications 17 notifications were sent to adjoining properties and a Site Notice was posted adjacent to the site. In addition, the application was publicised with a Press Notice in the Wirral Globe. At the time of writing this report 3 letters of objection have been received and the objections can be summarised as follows:

1. house face directly into garden reducing privacy and view 2. planned car park is not enough for the conversion let alone the new properties 3. loss of trees 4. flat roofed extension to Unit 1 is almost in contact with no 67 5. extensions change the relationship between the two properties, no separation from the adjoining school, no open space 6. harmful to the character of the conservation area 7. cannot maintain own property 8. narrow gap will be a trap for rubbish 9. overlooking to jasmine cottage 10. overlooking from new windows 11. inadequate parking 12. where are the bins to be stored.

Eastham Village Preservation Association - Objects to the proposals and their objections can be summarised as follows:

1. Proposal contravenes many of the established planning policies that relate to application in Eastham Village Conservation Area, including developments effecting the setting of conservation areas, development in the Green Belt and development affecting the setting of listed buildings; 2. The proposals result in inappropriate extensions with the resulting loss of historic fabric; 3. No affordable housing being proposed; 4. Creates a precedent for further development in the village; 5. Will result in an unacceptable increase in traffic; 6. Not convinced about the "enabling development" development arguments presented in the Heritage Statement - to link the developments for the school and the proposed new residential development is a device to get around planning policies in the Green Belt and within the Conservation Area and this is not acceptable; and 7. Pre-application discussions between the Council and the applicant are prejudicial to the impartial consideration of this application now it has reached a formal application stage

Having expressed the above objections, the EVPA would like to make it clear that they have no objections to the principle of converting the former school building to residential use provided it is done in such a way that it doesn't affect the external appearance of such an important listed building in its grouping. Nevertheless, they do ask that the current proposals are refused.

CONSULTATIONS: Head of Environment and Regulations (Pollution Control Division) - No objections

Director's Comments:

REASON FOR REFERRAL TO PLANNING COMMITTEE This application has been taken out of delegation by Councillor Carubia on the grounds that the proposal represents unacceptable alterations to an important Listed Building within the Conservation Area, inappropriate implications for new dwellings in the Green Belt, the impact on the important building in the centre of the (Eastham Village) Conservation Area of which the school is a part, the impact on traffic levels, loss of privacy to Jasmine Cottage and the end cottages in White Row.

INTRODUCTION The proposed development comprises of the conversion of St Mary's former Primary school into three, two bedroomed dwellings and the construction of two new dwellings at the rear of the school. The proposal also includes for the renovation of the Old Masters House bringing the total number of units to 6.

PRINCIPLE OF DEVELOPMENT The application site is located within Eastham Village Conservation Area and within Wirral’s Green Belt. There is no provision for new housing in the Green Belt under UDP Policy GB2, which sets a general presumption against the proposed development. Therefore, the application is a departure from the Unitary Development Plan and has been advertised as such.

SITE AND SURROUNDINGS St Mary's primary school and no 69 Old Masters House is a grade II Listed building and is within a site that measures approximately 0.47 acres. The buildings and site are located within the centre of the Village on the western side if Stanley Road. St Mary's Church is located to the south of the site. The properties surrounding the school are predominately residential and vary in ages and styles. The conservation area appraisal carried out by Donald Insall sites the primary school building as making a critical contribution to the character of the Conservation Area.

The building has been vacant for over eight years, during which time its condition has deteriorated.

POLICY CONTEXT

The following Unitary Development Plans are relevant to this proposal :-

UDP Policy GB2 - Development in the Green Belt

UDP Policy CH1 Development Affecting Listed Buildings and Structures

UDP Policy CH2 Development Affecting Conservation Area

UDP Policy CH3 Demolition Control within Conservation Areas

UDP Policy CH10 Eastham Village Conservation Area

UDP Policy GB2 – Guidelines for development in the Green Belt states that within the Green Belt, there is a general presumption against inappropriate development and as such, development will not be approved except in very special circumstances. Planning permission will not be granted for development in the Green Belt unless it is for the purposes of limited extensions, alteration or replacement of existing dwellings, subject to policy GB4 and Policy GB5

UDP Policy CH2 – Development Affecting Conservation Areas advises that development within such areas will be permitted where the visual and operational impact of the proposal can be demonstrated to preserve and enhance • The distinctive characteristics of the Area, including important views into and out of the designated area • The general design and layout of the area, including the relationship between its buildings. Structures, trees and characteristic open spaces • The character and setting of period buildings and other elements which make a positive contribution to the appearance and special character of the area.

When granting consent, special regard will be given to maters of detailed design, especially within main frontages and prominent elevations, and to the nature quality and type of materials proposed to be used.

UDP Policy CH10 – Eastham Village Conservation Area states that the principle planning objectives for the area will be to • Maintain a sense of separation from the surrounding built up area through the retention of open spaces around the village core • Preserve the setting and sense of enclosure afforded by boundary walls, hedges and mature landscaping • Preserve the visual setting of the village cross and war memorial and the Church of St. Mary, with its yard and lynch-gate

National Planning Policy Framework paragraph 88 states that when considering any planning application in the Green Belt, Local Planning Authority should ensure that substantial weight is given to any harm to the Green Belt. "Very special circumstances will not exist unless potential harm to the Green Belt by way of inappropriateness, and any other harm, is clearly outweighed by other material considerations".

In addition, para 89 states that the construction of new buildings in the Green Belt is inappropriate,. exceptions include, limited infilling or the partial or complete redevelopment of previously developed sites(brownfield land), whether redundant or in continuing use, which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development. The applicant has stated that the this paragraph in the NPPF, provides support for the proposal in National Planning Policy terms, particularly as this reasoning is reiterated in para 90 which advises that certain forms of development are not inappropriate in the Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including land within it and include for the re-use of buildings provided that the buildings are of permanent and substantial construction.

In this instance, the Listed School and masters house have become redundant, and the proposal is further supported by section 12 of the NPPF which states that in determining planning applications, local planning authorities should take account of: The desirability of sustaining and enhancing the significant heritage assets and putting them to viable uses consistent with their conservation; The positive contribution that conservation of heritage assets can make to sustainable communities and the desirability of new development making a positive contribution to local character and distinctiveness.

Paragraph 140 of the NPPF states that Local Planning Authorities should assess whether the benefits of a proposal for enabling development, which would otherwise conflict with planning policies but would secure the future conservation of a heritage asset, outweigh departing from these policies.

The applicants have advised that the cost of converting the school to the high standard that will be required to secure the future as a heritage asset require the enabling development of the proposed dwellings at the rear of the school. A financial appraisal has been submitted which provides a justification for requiring this form of enabling development.

As part of the submitted application, the applicants have provided details of both the existing and proposed gross floor area, taking into account both the removal of a number of unsightly extensions and out buildings and the floor space proposed through the development of the two properties to the rear of the school. The overall internal floor space, external footprint and volume of the structures on site following the proposed development will be reduced. This will equate to a reduction in the overall volume of built form by just over 50%

In addition, the proposed two dwellings are to be constructed at the rear of the school which is located within a built up, urban area.

Due to the location of the dwellings at the rear of the existing school building and its position within a suburban location with similar properties in close proximity to the proposed dwellings It is considered that the proposal will not be detrimental to the openness of the Green Belt, nor is it considered to be visually obtrusive or to over dominate the Listed building.

Development Management Policies in the Joint Waste Local Plan for Merseyside and Halton are also applicable. Policy WM8 requires development to incorporate measures for achieving efficient use of resources; Policy WM9 also requires development to provide measures for waste collection and recycling, including home composting.

APPEARANCE AND AMENITY ISSUES The layout and design of the development must satisfy the criteria of in that the proposal in general terms must relate well to adjacent properties and not result in a detrimental change in the area.

The submitted application involves the retention and conversion of the existing building and the removal of unsightly single storey extensions at the rear. The elements of the building which are to be demolished are referred to in Negative terms in the Conservation Area Appraisal and Management Plan.

The proposed conversion will retain the original fabric of the existing buildings and original features are to be revealed including original windows that have over the years been covered over and sealed. There are minimal alterations to the front elevation and include the addition of three heritage roof lights, a new entrance door and porch to serve unit 3 and the cills of windows serving main rooms will be dropped 600mm to allow additional light to those rooms.

Access to unit 1 of the converted property will be from an entrance, located behind the existing sandstone gateway adjacent to no 67 Stanley Lane. Dwellings two and three will accessed from the front of the school with unit 2 using the existing entrance, and a new access created for unit 3. The forth unit will be located in the Old Masters House.

Two new dwellings are proposed at the rear of the existing school within the former playground and comprise of two, two storey, detached two bed houses. The applicants have advised that they will be constructed in brick with timber detailing. The fenestration will be timber or aluminium frames and the roof constructed from reclaimed slate.

Vehicular access and parking for all six units will from Stanley Lane between the Old Masters House and no 71.

There are a number of trees within the existing site; the majority of these will be retained. Two trees within the existing playground at the rear of the site are to be removed. The Councils tree Officer has raised no objections to their removal.

The immediate area around this site contains a mix of house types and styles with no overall dominate characteristic and the proposed new dwellings are not considered to represent a departure from any character area. The houses sit well within the plot and minimise any potential impacts on neighbouring properties. As such the proposal is not considered to harm the character of the area.

SEPARATION DISTANCES The interface distance between the School building and the proposed new dwellings will be 24m. The two new dwellings will be located 4m apart, with the elevations that face each property containing windows that serve a bathroom and stairway. It is considered that this distance is acceptable and no habitable rooms are affected. The nearest adjacent property is no 53 Stanley lane and is located approximately 21m to the west of the site and achieves the required interface distance between properties.

HIGHWAY/TRAFFIC IMPLICATIONS The applicants have amended the proposal to provide a minimum of a 4m wide access to the rear of the site. There are no highway objections to this proposal .

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION Given the above and having regards to UDP Policies UDP Policy CH1, CH2 CH10 and GB2, GB3 the proposed development is not considered to have a harmful visual impact on its surroundings or the character of this conservation area. The two new dwellings would allow an important Listed building to be brought back into an acceptable use, thereby securing the future of a heritage asset. The removal of unsightly extensions and the construction of two new dwellings to the rear are not considered in this particular case to harm the visual amenities of the Green Belt in terms of size, scale or character. It is considered that these are material considerations which constitute very special circumstances to allow this development within the Green Belt.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national and regional policy advice. In reaching this decision the Local Planning Authority has considered the following:-

Given the above and having regards to UDP Policies UDP Policy CH1, CH2 CH10 HS4 and GB2 the proposed development is not considered to have a harmful visual impact on its surroundings or the character of this conservation area. The two new dwellings would a llow an important Listed building to be brought back into an acceptable use, thereby securing the future of a heritage asset. The removal of unsightly extensions and the construction of two new dwellings to the rear are not considered to harm the openness or the visual amenities of the Green Belt in terms of size, scale or character. It is considered that these are material considerations which constitute very special circumstances to allow this development within the Green Belt .

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. NO DEVELOPMENT SHALL BEGIN UNTIL samples of the facing/roofing/window materials to be used in the external construction of this development shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

Reason : To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policies HS4, CH2 and GB3 of the Wirral Unitary Development Plan.

3. The design of the foundations, for the proposed two new 3 bedroomed houses on former playground area, shall take account of the of nearby trees and must be as prescribed in appropriate guide lines (The building Regulations 1991: Approved Document A, BS 583 7:2005, BRE Digests 240:1980, 298:1985 and NHBC Standards, Chapter 4.2) as a minimum standard. The foundations must be constructed to withstand any influence of existing trees with regard to future potential indirect/direct tree related building damage

Where appropriate, the foundations should be of pile and beam construction and the ground beam must not require any greater excavation than 250mm below existing ground level.

No development shall take place until there has been submitted to and approved in writing by the local planning authority technical details of the proposed foundations to include their dimension in relation to existing ground levels.

Reason : To ensure that existing trees, covered by tree preservation orders, are not harmed by loss o f roots or are put under pressure of removal due to actual or perceived risk of potential building

4. No works or development shall take place until a scheme for the protection of the retained trees- The Tree protection plan (section 5.5, BS 5837:2012,Trees in relation to design, demolition and construction - Recommendations) has been agreed in writing with the LPA. This scheme shall include:

A. the details of each retained tree as required at section. 4.4 of BS5837 in a separate schedule. B. a plan or relevant drawings, including proposed site layout plans, to a scale and level of accuracy appropriate to the proposal that shows constraints posed by existing trees (section 5.2 BS 5837), the position, crown spread and Root Protection Area (se ction 4.6 of BS5837) of every retained tree on site and on neighbouring or nearby ground to the site in relation to the approved plans and particulars. The positions of all trees to be removed shall be indicated on this plan. C. a schedule of tree works fo r all the retained trees in paragraphs (a) and (b) above, specifying pruning and other remedial or preventative work, whether for physiological, hazard abatement, aesthetic or operational reasons. All tree works shall be carried out in accordance with BS3998, 2010, Tree work-Recommendations.

An arboricultural method statement (section 6 BS 5837) containing;

D. the details and positions (shown on the plan at paragraph (a) above) of the Tree Protection Barriers (section 6.2 of BS5837), identified separatel y where required for different phases of construction work (e.g. demolition, construction, hard landscaping). The Tree Protection Barriers must be erected prior to each construction phase commencing and remain in place, and undamaged for the duration of th at phase. No works shall take place on the next phase until the Tree Protection Barriers are repositioned for that phase. E. the details and positions (shown on the plan at paragraph (a) above) of the Ground Protection Zones (para 6.2.3 of BS5837). F. the details and positions (shown on the plan at paragraph (a) above) of the Construction Exclusion Zones (section 6 of BS5837). G. the details and positions (shown on the plan at paragraph (a) above) of the underground service runs (para 5.5.6 of BS5837). H. the details of any changes in levels or the position of any proposed excavations within 5 metres of the Root Protection Area (para. 5.5.6 of BS5837) of any retained tree, including those on neighbouring or nearby ground. I. the details of any special engineering required to accommodate the protection of retained trees (section 7 of BS5837), (e.g. in connection with foundations, bridging, water features, surfacing) J. the details of the working methods to be employed with the demolition of buildings, st ructures and surfacing within or adjacent to the RPAs of retained trees (section 7 BS 5837). K. the details of the working methods to be employed with regard to the access for and use of heavy, large, difficult to manoeuvre plant (including cranes and thei r loads, dredging machinery, concrete pumps, piling rigs, etc) on site. L. the details of the working methods to be employed with regard to site logistics and storage, including an allowance for slopes, water courses and enclosures, with particular regard to ground compaction and phytotoxicity. M. the details of the method to be employed for the stationing, use and removal of site cabins within any RPA (para. 6.2.2.3 of BS5837). N. the details of tree protection measures for site works, landscaping operatio ns and management (section 8 of BS5837). O. the timing of the various phases of the works or development in the context of the tree protection measures.

Reason : In the interest of tree protection and to comply with Policy GR7 of the Wirral Unitary Development Plan.

5. 21 days before any development is commenced resulting in any alteration of existing ground levels, demolition or alteration of the structure, written notice shall be given to the local planning authority whereupon the local planning authority, within 21 days of receipt of such notice, shall specify in writing to the developer which persons authorised by the local planning authority shall be allowed access to the site to inspect tree protection measures and construction of driveways / access near trees, for the purpose of arboricultural investigation.

Reason: In the interest of tree protection and to comply with Policy GR7 of the Wirral Unitary Development Plan

6. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 12th May 2015 and listed as follows: 14055-106 (24.4.15),14055-114 (24.4.15),14055-1112 (24.4.15),14055-111 (24.4.15),14055-110 (24.4.15),14055-107 (24.4.15),14055-108 (24.4.15),14055-109 (24.4.15),14055-113 (24.4.15),14055-003 (09.10.15),14055-002A (09.10.15),14055-005 (09.10.15),14055-006 (09.10.15),

Reason: For the avoidance of doubt and to define the permission.

7. NO DEVELOPMENT SHALL TAKE PLACE until full details of soft and hard landscaping have been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall detail the locations, species and heights of all existing and propo sed trees, shrubs and hedge planting and all existing and proposed grassed and hard surfaced areas and any other natural or proposed features. The approved scheme shall be implemented in full in the first planting season following first occupation of the d wellings hereby permitted, unless otherwise agreed in writing by the Local Planning Authority.

Reason : To ensure a satisfactory standard of appearance and that the proposed development enhances the visual amenity of the locality in accordance with Policy GR5 of the UDP.

8. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within five years from the completion of the scheme shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted unless otherwise agreed in writing by the Local Planning Authority.

Reason : To ensure a satisfactory standard of appearance and that the proposed development enhances the visual amenity of the locality in accordance with Policy GR5 of the UDP.

9. NO DEVELOPMENT SHALL TAKE PLACE until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Pl anning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure that the proposed development would include the re-use of limited resources, and to ensure that the am ount of waste for landfill is reduced to accord with policies WM8 and WM9 of the Waste Local Plan.

10. PRIOR TO THE FIRST OCCUPATION OF THE DWELLINGS arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details to be submitted to and agreed in writing by the Local Planning Authority. The approved details shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason : To ensure a satisfactory appearance and adequate standards of hygiene and refuse collection, having regard to policies WM8 and WM9 of the Waste Local Plan.

Further Notes for Committee:

Last Comments By: 15/07/2015 17:20:40 Expiry Date: 07/07/2015 Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: DLS/15/00651 North Team Miss A McDougall New Brighton

Location: 20 GROSVENOR ROAD, NEW BRIGHTON, CH45 1JZ Proposal: Reserved matters for the erection of two dwellings (AMENDED PLANS) Applicant: Mr Phil Cutts Agent : Irvin Consultants

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Primarily Residential Area

Planning History:

Location: 20 GROSVENOR ROAD, NEW BRIGHTON, CH45 1JZ Application Type: Full Planning Permission Proposal: Erection of 2 no. 2 storey dwellings. Application No: OUT/13/00742 Decision Date: 29/07/2013 Decision Type: Approve

Location: Garages west of (rear) 22, Grosvenor Road, fronting Duke Street, New Brighton. Application Type: Outline Planning Permission Proposal: Erection of two dwelling houses. Application No: OUT/88/05508 Decision Date: 19/05/1988 Decision Type: Refused

Location: Land rear of,20 Grosvenor Road, New Brighton,CH45 1J Application Type: Full Planning Permission Proposal: Erection of one dwelling in rear garden area. Application No: APP/78/10973 Decision Date: 08/12/1978 Decision Type: Withdrawn

Summary Of Representations and Consultations Received: REPRESENTATIONS Having regard to the Council's Guidance for Publicity on Planning Applications, 10 notifications were sent to adjoining properties and a Site Notice was displayed near the site. At the time of writing this report, 1 letter of objection and a qualifying petition containing 27 signatures has been received. The objections can be summarised as follows:

1. not enough time to object 2. parking is already beyond manageable 3. if we consult emergency services they should be able to highlight difficulties 4. no on street parking provided 5. assume property will only be for rental 6. not received an individual notification of the proposal 7. not consulted on the outline application and would have opposed it, first knew of the outline was when trees were taken down 8. must be a better way to advertise other than putting up a site notice.

CONSULTATIONS Head of Environment and Regulation (Traffic Control Division) - No objection subject to a condition requiring obsolete vehicle crossing to be reinstated.

Director's Comments:

REASON FOR REFERRAL TO PLANNING COMMITTEE A qualifying petition of objection has been received containing 27 signatures

INTRODUCTION The application is for reserved matters following outline approval in 2013 for two, two-storey house on land to the rear 20 Grosvenor Road (facing Duke Street).

PRINCIPLE OF DEVELOPMENT Outline planning permission was granted two years ago, the principle of this development has already been established; the details will be subject to the provisions of policy HS4 of the adopted Wirral Unitary Development Plan and the National Planning Policy Framework (NPPF).

SITE AND SURROUNDINGS The site comprises a garden plot situated in a Primarily Residential Area of two-storey brick properties. The adjacent properties No.1a and 3b Duke Street have bathroom windows on the side elevations and the principle outlook is to the front and rear of the properties.

POLICY CONTEXT The site is designated as a Primarily Residential Area, and as such the principle of a residential development is acceptable. Policy HS4 of the adopted Wirral Unitary Development Plan, in conjunction with the National Planning Policy Framework (NPPF) are directly relevant.

Policy HS4 states: Proposals for new housing development on allocated sites and within the Primarily Residential Areas shown on the Proposals Map will be permitted subject to the proposal fulfilling all the following criteria:

i. the proposal being of a scale which relates well to surrounding property, in particular with regard to existing densities and form of development; ii. the proposal not resulting in a detrimental change in the character of the area; iii. access and services being capable of satisfactory provision, particularly for off-street car parking areas and garages, and adequate vehicular access; iv. the provision of appropriate landscaping and boundary treatment which relates the proposed development to its surroundings, paying particular attention to the maintenance of existing natural features and vegetation in accordance with Policy GR5; v. the appropriate provision of design features which contribute to a secure environment and reduce the likelihood of crime; vi. incorporating provision for accessible public open space and children's play areas in accordance with Policy GR6; and vii. the provision of adequate individual private or communal garden space to each dwelling.

The National Planning Policy Framework (NPPF) states that the purpose of the planning system is to contribute to the achievement of sustainable development. There is now a presumption in favour of sustainable development which should be approved without delay unless the adverse impacts of doing so outweigh the benefits. Local Planning Authorities are expected to plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community and identify the size, type, tenure and range of housing that is required in particular locations, reflecting local demand (paragraph 50). Paragraph 58 states that planning policies and decisions should optimise the potential of sites to accommodate development.

The development site is considered to be in a sustainable location close to public transport links and local shops in New Brighton.

APPEARANCE AND AMENITY ISSUES The application is for the erection of two dwellings. The submitted drawings sited the proposed houses in line with the adjacent property at 3B and 5m forward of the adjacent property to the west of the site. The applicant has agreed to amend the siting and the dwellings are now to be set back within the site by a further 2m The site is approximately 180 square metres in area. Having inspected the site and the position of the surrounding properties it is considered that the proposed dwellings in this location are acceptable in terms of position and density. The site forms an ample plot that can accommodate the two dwelling with sufficient amenity space. The plot size is comparable to the pattern of dwellings within the street scene, and will not be detrimental to the character of the area. The development therefore complies with policy HS4 and the NPPF.

The proposal is positioned adjacent to the side elevation of No.1a and 3b Duke Street, which have bathroom windows on the side elevations, and the proposal is not considered to compromise their outlook as their principle outlook remains to the front and rear of the properties. The proposal is not considered not to result in loss of light or privacy to neighbouring properties.

The properties along Duke Street comprise of terraced and semi-detached properties constructed of brick or finished in render. The proposed scheme is comparable in scale, height, materials and contains similar architectural details to the surrounding properties.

SEPARATION DISTANCES Habitable room windows directly facing each other should be at least 21 metres apart. Main habitable room windows should be at least 14 metres from any blank gable. If there are differences in land levels a greater separation should be provided. The interface distance between the siting of these proposed dwelling at the rear of the site will be approximately 19m, 2m short of the suggested distance. However, the majority of the properties along Duke Street have much shorter separation distances, it is therefore considered that the proposed siting follows the existing urban grain and for these reasons is considered to be acceptable.

HIGHWAY/TRAFFIC IMPLICATIONS The petition relates to parking issues associated with this development. There are no reasons to refuse the application in respect of highway safety. No off-street parking spaces are provided, however the site is close to New Brighton’s bus and train links, and the application complies with SPD4 Parking Standards, which sets out maximum requirements for new dwellings. The location of the proposal is considered sustainable.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no environmental/sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION The reserved matters application for two dwellings houses follows the principles of the approved outline application. For this reason the proposal is acceptable having regard to the surrounding residential development and complies with Council policies HS4 of the adopted Wirral Unitary Development Plan and the National Planning Policy Framework.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Reserved Matters Approval has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

The reserved matters application for two dwellings houses follows the principles of the approved outline application. For this reason the proposal is acceptable having regard to the surrounding residential development and complies with Council policies HS4 of the adopted Wirral Unitary Development Plan and the National Planning Policy Framework.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the Local Planning Authority on 5th May 2015 and listed as P.2.0 and the amended drawing received on 29th July 2015 and listed as P.01.1

Reason: For the avoidance of doubt and to define the permission.

3. PRIOR TO FIRST OCCUPATION OR USE OF THE DEVELOPMENT, arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the cartilage of the site, in accordance with details to be submitted to and agreed in writing with the Local Planning Authority.

Reason : To ensure a satisfactory appearance and adequate standards of hygiene and refuse collection, having regards to Waste Local Plan Policy EM9

4. PRIOR TO FIRST OCCUPATION, the obsolete vehicle crossing shall be reinstated to standard footway levels to the written satisfaction of the Local Planning Authority.

Reason: In the interest of highway safety.

Further Notes for Committee:

Last Comments By: 19/08/2015 12:34:54 Expiry Date: 30/06/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00654 North Team Mrs S Day Frankby and Irby

Location: Summerville, FRANKBY STILES, FRANKBY, CH48 1PL Proposal: New detached bungalow - amended design Applicant: Mr Tony O'Boyle Agent : SDA Architecture & Surveying

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Green Belt

Planning History:

Location: Summerville, Frankby Stiles, Frankby, Wirral, CH48 1PL Application Type: Full Planning Permission Proposal: Demolition of existing 3-bedroom timber/composite sheet bungalow and outbuildings and erection of a 3-bedroom bungalow Application No: APP/09/05908 Decision Date: 04/12/2009 Decision Type: Approve

Location: Summerville, FRANKBY STILES, FRANKBY, CH48 1PL Application Type: Full Planning Permission Proposal: Erection of a single storey dwelling and detached garage Application No: APP/11/00828 Decision Date: 31/08/2011 Decision Type: Refuse

Location: Summerville, FRANKBY STILES, FRANKBY, CH48 1PL Application Type: Full Planning Permission Proposal: Erection of a single storey 2 bedroom bungalow (resubmission of APP/11/00828) Application No: APP/11/01430 Decision Date: 26/01/2012 Decision Type: Approve

Location: Summerville, FRANKBY STILES, FRANKBY, CH48 1PL Application Type: Full Planning Permission Proposal: Erection of dwelling house (2 bedroom -single storey) Amendment to App/11/1430 Application No: APP/13/00511 Decision Date: 15/07/2013 Decision Type: Approve

Location: Summerville, FRANKBY STILES, FRANKBY, CH48 1PL Application Type: Full Planning Permission Proposal: New detached bungalow Application No: APP/14/01577 Decision Date: 23/02/2015 Decision Type: Withdrawn

Summary Of Representations and Consultations Received:

REPRESENTATIONS Having regards to the Council's Guidance for Publicity for Applications, 3 neighbour notification letters were sent to adjoining properties and a Site Notice was displayed. No objections or representations have been received.

CONSULTATIONS Head of Environment & Regulation (Traffic & Transportation Division) - No Objections

The Wirral Society - Object to the proposal as the existing dwelling has now been demolished

Director's Comments:

REASON FOR REFERRAL TO PLANNING COMMITTEE The application is submitted by SDA Architects and Surveyors, a partner and architect of which is an elected Member of the Council. Objections have been received and as such, having regard to the Council's Scheme of Delegation for Determining Planning Applications, the application needs to be considered and determined by the Planning Committee.

INTRODUCTION Erection of a single storey dwelling, amendment to previous approval APP/13/00511 which involves a reposition of the dwelling and amended design.

PRINCIPLE OF DEVELOPMENT The replacement of existing dwellings in the Green Belt can be acceptable in principle providing that it is not materially larger than the building it replaces.

SITE AND SURROUNDINGS The application site consists of a cleared site on the edge of the green belt. The site has a residential caravan on it which has been in situ since the original dwelling was demolished. The site is generally level and opens out onto fields to the south west. To the north of the site is a variety of dwellings, many of which are re-builds of original cottages.

POLICY CONTEXT The site is within the adopted green belt and as such is subject to guidance from NPPF and the Councils existing UDP and Joint Waste Local Plan Policies.

Policy GB4 defines the size of building which is acceptable as either 15% larger than the building it replaces or the volume of the original dwelling plus any remaining permitted development, whichever is the larger.

Policy GB5 permits extensions to dwellings in the green belt up to 50% of the floor area of the original dwelling.

NPPF also indicates that replacement of dwellings in the green belt can be acceptable providing the new building is not materially larger than the building it replaces.

The purpose of all these policies is to minimise the impact on the openness of the green belt by ensuring that new buildings are not disproportionately larger.

APPEARANCE AND AMENITY ISSUES The application site has a varied history of approvals (and one refusal) to build a replacement dwelling. The original dwelling is no longer on site but renewals of permissions have meant that there is an extant permission to build a dwelling.

The most recent consent was granted in July 2013 and was felt to be the largest that could be accommodated on the site. The building has not yet commenced and the current owner wishes a similar sized building but in a different position on the site. The 2013 consent remains extant and despite the removal of the former dwelling on the site, this would constitute a fall-back position for development which could be carried out.

The proposed dwelling is a single storey brick built structure with a very shallow pitched roof. The design is simple and in keeping with other properties in the area.

The dwelling which is the subject of this application is no larger than the 2013 approval and would have no greater impact on the openness of the green belt or the purposes of including land within it. The repositioning of the bungalow at an angle the site and the profile of the building, with a shallow pitched roof would be no more obtrusive than the previous approval.

SEPARATION DISTANCES The new dwelling is a single storey structure and as such existing and proposed boundary treatments would be sufficient to retain privacy and prevent overlooking.

HIGHWAY/TRAFFIC IMPLICATIONS There are no Highway Implications relating to this proposal.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION The replacement dwelling is not materially larger than previous approvals and includes an extension which does not represent a disproportionate addition to the previous approval. The proposals are therefore considered acceptable within the terms of UDP Policies GB4 and GB5 and satisfy the guidance given in the National Planning Policy Framework.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted Febru ary 2000) and all relevant material considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

The replacement dwelling is not materially larger than previous approvals and includes an extension which does not represent a disproportionate addition to the previous approval. The proposals therefore satisfy the guidance given in the National Planning Policy Framework.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no external alterations or extensions shall be carried out to the building(s) hereby approved. Reason: To safeguard the amenities of the occupiers of adjoining property and the area generally and to accord with Policy GB4 of the Wirral Unitary Development Plan.

3. Notwithstanding the provisi ons of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no building, enclosure or swimming pool falling within Part 1, Class E, shall be erected on any part of the land. Reason : To safeguard the amenities of the adjoining occupiers & appearance of the area and to accord with Policy GB4 of the Wirral Unitary Development Plan.

4. Details of all fencing, walls, gateways and means of enclosure shall be submitted to and approved by the Local Planning Authority before the development hereby approved is completed and the work shall be carried out prior to first occupation, in accordance with the details so approved, and retained as such thereafter.

Reason : To provide privacy to adjoining properties, having regard to UDP Policy GB4.

5. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on July 30th 2015 and listed as follows: 60_2015_01 Revision A

Reason: For the avoidance of doubt and to define the permission.

6. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason : To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with policy WM8 of the Waste Local Plan.

7. Prior to first occupation or use of the development, arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details previous submitted to and agreed in writing by the Local Planning Authority, prior to the first occupation of the building.

Reason : To ensure a satisfactor y appearance and adequate standards of hygiene and refuse collection, having regard to Waste Local Plan Policy WM9.

Further Notes for Committee:

Last Comments By: 12/06/2015 09:17:09 Expiry Date: 01/07/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00662 South Team Mr N Williams Prenton

Location: 1 MELLOR ROAD, PRENTON,WIRRAL Proposal: Conversion of house into 5 flats including ground and first floor extensions Applicant: Mr D Beecham Agent : SDA Architecture & Surveying

Site Plan:

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Development Plan allocation and policies: Primarily Residential Area

Planning History: There is no planning history for this site.

Summary Of Representations and Consultations Received:

REPRESENTATIONS Having regard to the Council's Guidance for Publicity on Planning Applications, 17 notifications were sent to adjoining properties and a site notice was displayed near the site. At the time of writing, there had been 4 objections received from the occupiers of 3, 5 & 7 Mellor Road, and 4 Waverley Grove. These objections can be summarised as follows:

1. Increased parking and traffic problems; 2. Increase in noise and disturbance; 3. Increase in bins, potentially left on the street

CONSULTATIONS Head of Environment & Regulation (Pollution Control Division) - No objection

Head of Environment & Regulation (Traffic and Transportation Division) - No objection

Director's Comments:

REASON FOR REFERRAL TO PLANNING COMMITTEE The application is submitted by SDA Architects and Surveyors, a partner and architect of which is an elected Member of the Council. Four letters of objection have been received from neighbouring residents. Under the current scheme of delegation the application must be heard by planning committee.

INTRODUCTION The application is for the conversion of the property into 5 flats, with the erection of a single-storey extension to the rear.

SITE AND SURROUNDINGS The property is a two-storey dwelling located on the corner of Mellor Road and Waverley Grove. The site is designated within Wirral's Unitary Development Plan as a Primarily Residential Area.

POLICY CONTEXT The proposal is subject to Wirral Unitary Development Plan Policy HS13: Self-Contained Flat Conversions and Supplementary Planning Document 2: Designing for Self Contained Flat Development and Conversions. The National Planning Policy Framework is also relevant.

APPEARANCE AND AMENITY ISSUES The original scheme was for six flats, with a two-storey rear extension. However, following concerns relating to this extension it was removed from the application and replaced with a single-storey extension, with the number of flats reduced to five and the flat in the extension enlarged to an acceptable standard.

There is an existing single-storey rear extension, and the proposed extension is extremely similar in scale - the only difference being it is approximately 1 metre taller and 0.3 metres deeper, with the inclusion of windows and a door as opposed to a garage door. This is minimal and will not have an adverse upon the appearance of the building or the amenities of neighbouring properties.

The conversion of the property into flats will create five one-bedroom flats, all of an acceptable size. All habitable windows will have sufficient outlook and there will be a small rear yard area retained for the storage of bins and bicycles, with an existing glass canopy area removed to provide additional space.

SEPARATION DISTANCES The only new residential windows being created are within the single-storey rear extension, and these windows comply with required separation distances.

HIGHWAY/TRAFFIC IMPLICATIONS The conversion of the property into five flats will not result in unacceptable parking or traffic implications.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION In conclusion, the proposed conversion and extension of this property will not harm the character or appearance of the area or the amenities of neighbouring properties and the proposal therefore complies with Wirral Unitary Development Plan Policy HS13, Supplementary Planning Document 2 and the National Planning Policy Framework.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

The proposed conversion and extension of this property will not harm the character or appearance of the area or the amenities of neighbouring properties and the proposal therefore complies with Wirral Unitary Development Plan Policy HS13, Supplementary Planning Document 2 and the National Planning Policy Framework.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 24th July 2015 and listed as follows: 23_2015_01 Revision A

Reason: For the avoidance of doubt and to define the permission.

3. No part of the development shall be brought into use until space and facilities for cycle parking of a type and in a location previously submitted to and agreed in writing by the Local Planning Authority have been provided and these facilities shall be permanently retained thereafter.

Reason : In the interests of highway safety and to accord with Policy HS13 in the in the Wirral Unitary Development Plan 2000

4. The external finishes of the development hereby permitted shall match those of the existing building in material, colour, style, bonding and texture.

Reason : To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policy HS13 of the Wirral Unitary Development Plan.

Further Notes for Committee:

Last Comments By: 26/06/2015 10:50:33 Expiry Date: 17/07/2015 Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00685 North Team Mrs S Day Moreton West and Saughall Massie

Location: Land North of Old Croft, BARNACRE LANE, SAUGHALL MASSIE, CH46 5NJ Proposal: Replacement of existing buildings with new stable and storage/workshop buildings Applicant: Mr C Upton Agent : PWE Design

Site Plan:

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Development Plan designation and policies: Green Belt

Planning History:

Location: Old Croft, BARNACRE LANE, SAUGHALL MASSIE, CH46 5NJ Application Type: Full Planning Permission Proposal: Retention of maintenance access track. Application No: APP/15/00232 Decision Date: 02/04/2015 Decision Type: Approve

Location: Old Croft, Barnacre Lane, Saughall Massie. L46 5NJ Application Type: Full Planning Permission Proposal: Erection of a detached garage at rear. Application No: APP/95/06661 Decision Date: 23/01/1996 Decision Type: Approve

Summary Of Representations and Consultations Received:

REPRESENTATIONS Having regard to the Council's Guidance for Publicity of Applications, 7 neighbour notifications were sent to adjoining properties and a Site Notice was displayed. Two letters of objection have been received from Prospect Farm and Old Croft, Barnacre Lane and can be summarised as follows:

1. If approved, the proposal should be restricted to agricultural use and not residential. 2. Concern that buildings will be used for residential purposes or commercial livery. 3. Increase in traffic past the garden and land of Old Croft 4. Impact on views from Old Croft.

CONSULTATIONS Head of Environment & Regulation (Traffic & Transportation Division) - No Objections

Saughall Massie Village Conservation Area Society - No objection to grazing and stabling but concerned that new buildings could be converted to dwellings. Note that whilst the site is not in the conservation area, the access is.

Director's Comments:

REASON FOR REFERRAL TO PLANNING COMMITTEE The application was taken out of delegation by Councillor S Williams on the grounds that the proposals have the potential to result in noise, access and proximity problems for local residents.

INTRODUCTION The proposal involves the erection of two buildings to provide stables and a store/workshop. They are to replace two existing buildings which are in a poor state of repair.

PRINCIPLE OF DEVELOPMENT The site is located within the Green Belt, where non-commercial horse shelters and stables can be permitted subject to UDP Policies GB2 and LA5.

SITE AND SURROUNDINGS The application site currently consists of two single storey buildings which are part of a larger parcel of land. The buildings are currently in a poor state of repair but have previously been used as stables and associated storage/workshop. The buildings and land are within the adopted green belt, some 77 metres outside the Saughall Massie Conservation Area. Surrounding uses are a mix of agricultural and open land uses with some residential properties. To the immediate south of the site is the land related to the dwelling 'Old Croft' .The access to the application site is from a recently approved access road which follows the boundaries of the land adjacent to Old Croft.

POLICY CONTEXT

Policy GB2 of the Wirral Unitary Development Plan lists the forms of development which are considered appropriate in the green belt, this includes outdoor recreation which in turn includes some equine uses.

Policy LA5 sets out the Council's criteria for horse shelters and stables. Subject to satisfying the green belt policies, they can be acceptable if of an appropriate scale and design and not intrusive . In addition , 0.4 hectare of land is required for each horse within the same location.

Policies WM8 and WM9 in the Joint Waste Local Plan set out the requirements for waste management, storage, recycling and collection facilities.

The National Planning Policy Framework also makes provision for appropriate facilities for outdoor sport and recreation, replacement buildings that are not materially larger and redevelopment of brownfield sites, which preserve or as have no greater impact on the openness of the green belt or the purposes of including land in it.

APPEARANCE AND AMENITY ISSUES The site has until relatively recently been used for the stabling and grazing of horses. The applicant advises that 4 horses were stabled here and are currently being stabled elsewhere until the stables can be re-built to a more acceptable standard. The stable building is currently situated adjacent to the southern site boundary with Old Croft. The proposed new stable building would be built 6m away from this boundary and would be 1.7m longer than the existing stable building. In addition the stables would be 0.6m wider and 0.6m higher than the existing building. It is not considered that this increase represents a disproportionate increase in the size of the building and the design and materials are typical of this type.

The other building on the site is has previously been used for workshop and storage in association with the stabling. This is a single storey brick built structure with a corrugated sheet roof. This building is situated at right angles to the stables towards the northern boundary of the site. This building is currently in a very poor state of repair. The proposed rebuilding follows the same footprint as the existing structure but has a ridge height 1.8m higher. This in itself is not disproportionate, given the position and footprint of the building will not change. However the original elevational treatment featured more windows than would normally be expected on this type of workshop giving it an almost residential appearance. The plans have since been amended to remove the unnecessary windows on the rear elevation and retain the rural character of the building.

The new buildings are of a size which is not disproportionate to the buildings they replace and will have no greater impact on the openness of the green belt. As such the proposals are considered appropriate development. No change of use is proposed and as such no greater level of activity is anticipated. Objectors have expressed concern that the buildings could be converted to residential use as permitted development. This permitted development would only apply to agricultural buildings which do not include equine uses and related activity. The reference to agricultural use has been omitted from the description of development to clarify this matter.

The applicant has land available for horses as part of this application this amounts to 1.24 hectares which is 0.20 of a hectare less than Policy LA5 requires. However given that this is replacement of existing stables without an increase in the overall number of horses, this is considered acceptable.

SEPARATION DISTANCES Separation distances do not apply in this instance, as no new residential properties are proposed.

HIGHWAY/TRAFFIC IMPLICATIONS There are no Highway objections relating to this proposal.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION The rebuilding of the existing buildings would not have a greater impact on the openness of the green belt or the purposes of including land within it. The proposal is considered to be acceptable within the terms of Policy GB2 and Policy LA5 of the Wirral Unitary Development Plan and the guidance in the National Planning Policy Framework.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

The rebuilding of the existing buildings would not have a greater impact on the openness of the green belt or the purposes of including land within it. The proposals would constitute appropriate development which accords with Policy GB2 and LA5 of the Wirral Unitary Development Plan and the guidance in the National Planning Policy Framework.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 28 July 2015 and listed as follows: CL1586-0714 2 1/2 and 2/2

Reason: For the avoidance of doubt and to define the permission.

3. NO DEVELOPMENT SHALL TAKE PLACE UNTIL samples of the roofing and facing materials to be used in the external construction of this development shall be submitted to and approved in writing by the Local P lanning Authority. The approved materials shall then be used in the construction of the development.

Reason : To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policy GR2 of the Wirral Unitary Development Plan.

4. NO DEVELOPMENT SHALL TAKE PLACE UNTIL a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implement ed in full unless otherwise agreed in writing with the Local Planning Authority.

Reason : To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with policy WM8 of the Waste Local Plan.

5. Prior to first occupation or use of the development, arrangements for the storage and disposal of refuse, and vehicle access thereto, shall be made within the curtilage of the site, in accordance with details previo us submitted to and agreed in writing by the Local Planning Authority, prior to the first occupation of the building.

Reason : To ensure a satisfactory appearance and adequate standards of hygiene and refuse collection, having regard to Waste Local Plan Policy WM9.

6. The workshop and store hereby approved shall only be used in association with the stables as ancillary to the main equestrian use of the land and for no other purpose.

Reason : To protect the character and amenities of neighbouring properties and to protect the openness and character of the Green Belt, having regard to Policy GB2 of the Wirral Unitary Development Plan.

Further Notes for Committee:

Last Comments By: 15/07/2015 15:10:46 Expiry Date: 17/08/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00712 North Team Mr P Howson Oxton

Location: R A F A Club, Alton House, 17 SHREWSBURY ROAD, OXTON, CH43 1UU Proposal: Front fire escape/exit entrance and balcony Applicant: Mr Peter Casey Agent : SDA Architecture & Surveying

Site Plan:

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Development Plan allocation and policies: Density and Design Guidelines Area Primarily Residential Area Conservation Area (for illustrative purposes)

Planning History:

Location: RAFA Club, Alton House, 17 Shrewsbury Road, Oxton, Wirral L43 1UU Application Type: Conservation Area Consent Proposal: Demolition of timber garage and construction of a brick garage with slate roof. Application No: CON/98/06037 Decision Date: 25/08/1998 Decision Type: Approve

Location: RAFA Club, Alton House, 17 Shrewsbury Road, Oxton, Wirral L43 1UU Application Type: Full Planning Permission Proposal: Demolition of timber garage and construction of a brick garage with slate roof. Application No: APP/98/06035 Decision Date: 25/08/1998 Decision Type: Approve

Summary Of Representations and Consultations Received:

REPRESENTATIONS Having regard to the Council's Guidance for Publicity on Planning Applications, 9 notifications were sent to neighbouring properties and a site notice was displayed. At the time of writing, 2 representations have been received neither objecting nor supporting the proposal and are summarised as follows:

1. Potential for increased noise and disturbance 2. Materials should be in keeping with the main property

CONSULTATIONS Oxton Society: No objections

Merseyside Fire & Rescue Service: No objections

Director's Comments:

REASON FOR REFERRAL TO PLANNING COMMITTEE The agents submitting this application are SDA, a partner and architect in which is an elected Member of the Council. As 2 representations have been received that raise concerns, although not specifically objections, this application is being reported to Planning Committee having regards to the Council's Scheme of Delegation for Determining Applications.

INTRODUCTION This application is for the erection of a front entrance and balcony to the RAFA Club, 17 Shrewsbury Road, Oxton.

The proposed balcony would be approximately 1.7 metres in height and 8.7 metres in width. The balcony would project approximately 3 metres from the front elevation and would feature a series of steps down into the front garden. The proposed entrance would be sited within one of the existing windows and would open out onto the aforementioned platform.

PRINCIPLE OF DEVELOPMENT The application is for the extension of an existing dwelling within a primarily residential area and is therefore considered acceptable in principle.

SITE AND SURROUNDINGS The application property is sited within the Oxton Village Conservation Area and comprises a large Victorian dwelling square in plan sited within a sizeable plot which tapers to the south. The property features large ground floor windows and stone quoin detailing. Dense mature vegetation obscures the application from view along Shrewsbury Road whilst an area of hard standing exists to the rear used for vehicle parking.

Shrewsbury Road is comprised of large properties sited within large regular plots set back from the highway with mature dense vegetation obscuring properties from view adding an intimate sense of enclosure to the street scene.

POLICY CONTEXT The National Planning Policy Framework (NPPF) provides for a presumption in favour of sustainable development which encompasses good design.

Policy CH2: Development Affecting Conservation Areas seeks development proposals that will preserve or enhance the distinctive characteristics of the area including important views into an out of the area, the general design and layout of the area including the relationship between its buildings, structures, trees and characteristic open spaces and the character and setting of period buildings and other elements which make a positive contribution to the appearance and special character of the area.

Policy CH7: Oxton Village Conservation Area sets out a number of planning objections for the area including; the retention of the early Victorian commuter settlement, the preservation of the sense of contrast between houses within spacious grounds, the retention of unifying features such as narrow roads and paths and mature trees and stone walls and the retention of the visual coherence within the retail area in terms of elevational treatment and the design of shop fronts.

Policy HS11: House Extensions of the Wirral UDP seeks proposals for domestic extensions to be of a scale appropriate to the size of the plot, not overly dominant to the existing building with regard being had to the effect on light to and the outlook from neighbouring properties habitable rooms. Policy HS11 also seeks proposals to replicate the design features of the existing buildings and to be finished in matching or complementary materials.

Supplementary Planning Guidance Oxton Conservation Area Character Appraisal

Supplementary Planning Guidance Oxton Conservation Area Management Plan

APPEARANCE AND AMENITY ISSUES In respects of the development proposed, it is considered that the proposed balcony would visually relate to the application property by virtue of its overall simple geometric design and form. The proposed front entrance would be sited within an existing large front window and would feature simple details typical of properties of this era and in this respect the proposed balcony and entrance is considered acceptable.

In consideration of neighbouring amenity, the proposed entrance would be situated approximately 6 metres from the boundary, which comprises of dense mature vegetation, and 10 metres from the nearest residential property, Shrewsbury Court. It is considered that, by virtue of its siting and the existing boundary treatment the proposal would not give rise to any significant materially adverse impacts to the occupiers through overlooking or loss of light and as such is considered acceptable.

Other Matters Two letters of neighbouring representation were received over the course of this application neither objecting nor supporting the proposal, summary of comments;

a) Potential for increased noise and disturbance b) Materials should be in keeping with the main property

With respects to the above a condition has been imposed restricting the use of the proposed balcony between the hours of 08:00 and 21:00 a condition has also been imposed requiring representative samples of the materials to be used in the construction of the proposal to be submitted to the Local Planning Authority.

SEPARATION DISTANCES Separation distances do not apply in this instance, as no residential properties will be affected by the proposed development.

HIGHWAY/TRAFFIC IMPLICATIONS There are no Highway Implications relating to this proposal.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application .

CONCLUSION The proposed entrance and balcony is considered acceptable in principle and will not have a significant adverse impact upon the street scene or character and appearance of the area or the amenity of the neighbouring properties. The application is considered to be in accordance with Policies CH2, CH7 and HS11 of Wirral’s Unitary Development Plan.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

The proposed entrance and balcony is considered acceptable in principle and will not have a significant adverse impact upon the street scene or character and appearance of the area or the amenity of the neighbouring properties. The application is considered to be in accordance with Policies CH2, CH7 and HS11 of Wirral’s Unitary Development Plan.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. The development hereby permitted shall be carried out in accordance with the approved plans received by the local planning authority on 20 May 2015 and listed as follows: 38_2015_01 Existing Plans and Elevations, 38_2015_02 proposed Plans and Elevations and Site Location Plan 1:1250

Reason: For the avoidance of doubt and to define the permission.

3. Before any construction commences, samples of the materials to be used in the external construction of this development and working drawings (scale 1:10) shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

Reason : To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policy CH2 of the Wirral Unitary Development Plan.

4. The raised platform area hereby approved shall not be used between the hours 21.00 hours and 08.00 hours Monday to Sunday.

Reason : In the interest of residential amenity

5. No live or recorded music or amplified voices shall be played in the outside area at any time.

Reason : In the interest of residential amenity

Further Notes for Committee:

Last Comments By: 03/07/2015 10:24:47 Expiry Date: 15/07/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00829 South Team Ms J Storey Clatterbridge

Location: Unilever Plc, QUARRY ROAD EAST, BEBINGTON Proposal: Proposed combined research and development building with ground & first floor offices, conference facilities, warehousing and pilot plant chamber for R & D projects. Constructed within the existing Unilever campus / site to the south west of the Port Sunlight conservation area. All associated highway access / eg ress to remain as existing. The proposed development retains the quantity of vehicle parking facilities, cycle parking and also pedestrian access arrangements on site on completion of this development. Applicant: Unilever PLC Agent : DLA Architecture Limited

Site Plan:

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Development Plan designation and policies: Primarily Industrial Area Primarily Residential Area

Planning History:

Location: Unilever Plc, QUARRY ROAD EAST, BEBINGTON Application Type: Full Planning Permission Proposal: Construction of an extension to the existing surface car park situated to the south east of the existing Unilever development off Quarry Road East / Bromborough Road including associated landscaping amendments. Application No: APP/14/01503 Decision Dat e: 30/01/2015 Decision Type: Approve

Location: Unilever plc, QUARRY ROAD EAST, BEBINGTON, CH63 3JW Application Type: Full Planning Permission Proposal: Part First floor extension to existing security lodge. Application No: APP/11/00913 Decision Date: 21/09/2011 Decision Type: Approve

Location: Unilever Technology Centre, Quarry Road East, Bebington, Wirral, CH63 3JW

Location: Unilever Research, Quarry Road East, Bebington, Wirral, CH63 3JW Application Type: Full Planning Permission Proposal: Erection of a new research and development building with bridge links and external walkway connections to existing building, new exhaust chimney and extension to chiller plant enclosure. Application No: APP/02/06759 Decision Date : 08/10/2002 Decision Type: Approve

Location: Unilever Research, Quarry Road East, Bebington, Wirral, CH63 3JW Application Type: Full Planning Permission Proposal: Erection of a covered walkway and canopy extension. Application No: APP/99/06994 Decision Date: 30/12/1999 Decision Type: Approve

Location: Unilever Research Ltd, Port Sunlight Laboratory, Quarry Road East, Bebington, Wirral, CH63 3JW Application Type: Full Planning Permission Proposal: Erection of a single storey extension to existing offices / laboratory. Application No: APP/99/06308 Decision Date: 06/09/1999 Decision Type: Approve

Unilever Research, Quarry Road East, Bebington, Wirral, CH63 3JW Application Type: Full Planning Permission Proposal: Relocation of existing hub room forming improved thoroughfare/new canopy. Application No: APP/99/05855 Decision Date: 08/07/1999 Decision Type: Approve

Summary Of Representations and Consultations Received:

REPRESENTATIONS Having Regard to the Council's Guidance for Publicity on Planning Applications, 199 notifications were sent to adjoining properties and a site notice was displayed near the site. At the time of writing this report, there have been 15 letters of objection which can be summarised as follows:

1. hope the loss of 260 cap parking spaces will not result in increase parking on residential roads 2. no mention of foxes which live in the wooded area adjacent to St Andrews Road 3. disappointed that the new building will be viable from St Andrews Road 4. makes residential area feel more like an industrial area 5. concerned about additional traffic entering and leaving the site 6. there is plenty of spare land across the railway track 7. concerned that further development of this conservation area will continue 8. don't want Bebington to turn into a car park 9. noise, damage to the environment and changes to the view from home 10. noise will be excessive and intrusive day and night 11. will manufacturing facility result in noise, smells, hazardous substances 12. effect on house prices 13. home to owls and bats have these been taken into consideration 14. proposed noise screening is similar to motorway screening in a residential area 15. excessive height of the building at 37m, 5 times the height of surrounding residential property 16. will have nil effect to local employment but huge impact on the environment 17. proposed noise prevention is insufficient and noise will continue to be an issue 18. loss of habitat 19. unable to get planning permission for my garage, if this goes ahead it would make a mockery of what the council stands for 20. more trees to screen the proposal not fewer 21. two conservation areas surround the site, hypocritical of the council to allow manufacturing on this site 22. this is a residential area not an industrial area

CONSULTATIONS Head of Environment & Regulation (Pollution Control Division) - No objections subject to the attached conditions

Environment Agency - No objections subject to conditions

United Utilities - No objections subject to conditions

Fire and Rescue Service - No objections

Head of Environment & Regulation (Transport

Environment Agency - No objections

United Utilities - No objections subject to conditions

Fire and Rescue Service - No objections

MEAS - No objections

Wirral Wildlife - no objections subject to a condition

Liverpool John Lennon Airport - No objection

Director's Comments:

REASON FOR REFERRAL TO PLANNING COMMITTEE 15 individual letters of objection have been received. Therefore, having regards to the Council's Scheme of Delegation for Determining Planning Applications and Planning Related Matters, this application is required to be considered and determined by the Planning Committee.

INTRODUCTION This is a full application for the erection of an Advanced Manufacturing Centre will be form part of its current research and development facility. It will house a pilot plant, which will allow scientists and engineers to test new ideas during new product development up to factory scale for personal care and home care products. The scheme would be implemented over an area of 6ha on a site that is occupied by the developer and will provide approximately 7,500m2 of new floor space. The development comprises of a 3634m2 of production/manufacturing camber and ancillary support rooms, 2335m2 of warehousing, external storage offices and conference facilities.

The new building would be part of the site that is currently occupied by access roads and car parking which is being replaced with new provision nearby on the site.

PRINCIPLE OF DEVELOPMENT The application site is within a designated Primarily Industrial Area within Wirral’s Unitary Development Plan. The proposal is therefore acceptable in principle subject to the relevant Local and National Planning Policy advice.

SITE AND SURROUNDINGS The majority of the development site is currently used for staff car parking, with alternative car parking provision approved under planning application reference APP/14/01503. The proposed development site level is to be lowered to below that of the off- site properties, but to the same finished floor level as the Manufacturing Technology Centre building (MTC) There is an existing landscaping buffer around the proposed AMC building, which varies in density and quality, the majority of which is to remain.

The nearest residential properties are along St Andrews Road and are 50m away from the closest point of the proposed building.

POLICY CONTEXT The following policies are relevant to this proposal:-

The statutory development plan consists of the Unitary Development Plan for Wirral as saved in September 2007 and amended by the Joint Waste Local Plan which was adopted on 18 th July 2013. The following policies are considered relevant;

Policy EM8 Development within Primarily Industrial Areas - Within the Primarily Industrial Areas indicated on the Proposals Map, proposals for the following uses will be permitted, subject to Policy EM6 and Policy EM7:

i. uses falling within Classes B1, B2 or B8 of the Town and Country Planning (Use Classes) Order 1987; and ii. proposals for the reconstruction, extension or expansion of existing businesses, including those involving the introduction of a notifiable hazardous substance above its controlled quantity subject to Policy PO8.

The proposed development is for a new 7,500m2 Advanced Manufacturing Centre within an established industrial location as covered by Policy EM8. The proposals are therefore fully in line with EM8.

Policy TR9 – Requirements for Off-Street Parking – The provision of off-street parking must be viewed in the context of overall transport policy, and particularly the need to reduce travel by private car.

Policy TR11 – Provision for Cyclists in Highway and Development schemes advises that, in assessing new highway major development proposals, the LPA will negotiate with developers to ensure that the scheme has no negative impact on the coherence, directness, safety, attractiveness and comfort of routes by cyclists

The Transport Statement submitted with the previous application for the relocation of the car park within the site in order to facilitate this development demonstrated the accessibility of the Unilever site by a choice of modes of transport, including pedestrians, disabled persons and cyclists. The site is within particularly close proximity to the Port Sunlight Railway Station. . Policy CH1: Development Affecting Listed Buildings and Structures Development likely to affect a building or structure listed under Section 1 of the Planning (Listed Buildings and Conservation Areas) Act 1990 will be permitted where: i. the proposals are of a nature and scale appropriate to retaining the character and design of the building or structure and its setting; and ii. adequate provision is made for the preservation of the special architectural or historic features of the building or structure. When granting consent, special regard will be given to matters of detailed design, iii. the nature, quality and type of materials proposed to be used, and to the need for the alteration or development proposed, in terms of securing the viable, long-term future of the building or structure.

The site is located within close proximity to a number of Listed Buildings including Lever House which fronts the Unilever complex. The application site is however removed from this building and other heritage assets. The construction of an extension is fully internal to the site, and therefore will not impact upon the setting or enjoyment of any Listed Buildings to the public. Furthermore, the proposals will have no physical impact on any Listed Buildings.

The Local Planning Authority considers that the continued use and expansion of the Unilever site ensures that Listed Buildings such as the Grade II Listed Lever House continue to be in active use. The proposals therefore contribute to the retention and protection of nearby Listed Buildings.

Policy CH2 Development Affecting Conservation Areas Development located within, adjacent to, or otherwise affecting the setting or special character of a Conservation Area, will be permitted where the visual and operational impact of the proposals can be demonstrated to preserve or enhance: i. the distinctive characteristics of the Area, including important views into and out of the designated Area; ii. the general design and layout of the Area, including the relationship between its buildings, structures, trees and characteristic open spaces; and iii. the character and setting of period buildings and other elements which make a positive contribution to the appearance and special character of the Area.

When granting consent, special regard will be given to matters of detailed design, especially within main frontages and prominent elevations, and to the nature, quality and type of materials proposed to be used.

Despite being located near to the Port Sunlight Conservation Area, the topography of the land, positioning of the site within the Unilever site, and the presence of existing buildings ensures that the proposed extension will not be visible from the Conservation area.

The proposals are therefore considered to be in line with Policy CH2.

Policy CH9 Port Sunlight Conservation Area - In relation to Port Sunlight Conservation Area the principal planning objectives for the area will be to: i. preserve the planned layout of the village and unifying features, such as the scale, massing, and design of buildings, including the use of superblocks, together with their landscape setting; ii. to retain the historic factory frontage overlooking the village from Wood Street; and iii. to preserve the visual setting of the Church and Art Gallery, including the formal axis of The Diamond.

Priority will be given to retaining primarily residential uses within the Area and notwithstanding designation as Urban Greenspace, to preserving the formal character and layout of the open spaces and landscaped areas designated under Proposal GR2.

The proposed building will not impact upon the adjacent Port Sunlight Village either visually or physically, due to the scale of the building and the distance away from the site

Policy CH25 – Development Affecting Non-Scheduled Remains In assessing development proposals liable to affect areas known or suspected to contain important unscheduled archaeological remains, the Local Planning Authority should consider

• The potential importance of the archaeological interest of the site, in terms of the rarity, condition and estimated age of the remains and • Whether it is desirable or practicable, owing to the fragility or importance of the remains, to preserve those remains in-situ.

Policy GR5 – Landscaping and New Development requires applicants to submit full landscaping proposals before full planning is granted and will be the subject to conditions relating to the protection of existing features for retention, timing and aftercare of any new planting.

Policy GR7 – Trees and New Development In assessing the protection given to trees on development sites, the Local Planning Authority and will ensure that trees to be retained have adequate space on order to prevent damage to their canopy or root structure during construction, In addition provision should be made for the protection of trees of greatest visual or wildlife value and other vigorous healthy trees.

A landscaping scheme has been submitted with the application and conditions attached for the protection of existing trees and maintenance and replacement of future trees.

Policy NC7 – Species Protection – Development which would have an adverse effect on Wildlife species protected by law will not be permitted unless the Local Planning Authority is satisfied that the protection of the species can be secured through the use of planning conditions.

The National Planning Policy Framework sets out the Governments economic, environmental and social planning policy framework for England. The Government is seeking to use the planning system to achieve economic prosperity. It is highlighted that this will be done by building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type, and in the right places, is available to allow growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure.

The NPPF outlines the Government’s commitment to ensuring that the planning system does everything it can to support sustainable economic growth: “Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore significant weight should be placed on the need to support economic growth through the planning system.” (Paragraph19).

The proposals will result in investments being made in both economic (further investment in Unilever’s Port Sunlight facility) and physical (extension of an established industrial resource) terms, wholly in accordance with the National Planning Policy Framework which seeks to promote sustainable economic development.

The proposals will have a positive impact on the regeneration of the local area The centre will be a flexible facility that will test new and transformational technologies and will house replica equipment and conditions found in Unilever sites around the globe. This will allow scientists and engineers to create consumer-driven innovations and instantly scale them for Unilever’s global supply chain. It is considered that the proposals comply with the NPPF in the following ways: a. The proposals will lead to the expansion of an existing facility, on previously developed land, in an established industrial location; hence the productive use of this existing resource clearly supports sustainable economic development. b. The site is easily accessed by public transport and within walking /cycling distance of nearby residential areas. c. The proposed development will support long-term economic growth in the area through the provision of new employment opportunities and new economic activity.

Waste Local Plan Policy WM8 Waste Prevention and Resource management states that any development involving demolition and/or construction must implement measures to achieve the efficient use of resources, including site waste management plans.

Waste Local Plan Policy WM9 Sustainable Waste Management Design and Layout for New Development advises that ere relevant, the design and layout of new built development must provide measures that facilitate the collection and storage of waste and provide sufficient access to enable waste and recyclable materials to be easily collected and transported.

APPEARANCE AND AMENITY ISSUES The proposed building is to locate some 5m to the west of the existing MTC building and will be linked by a bridge linking both buildings. The applicants have advised that in order to reduce the visual impact on the neighbouring residential properties, the building will be cut into the existing car park site by approximately 4m. The proposed building will therefore have an overall height of 12.5m which is 400mm bellow the existing adjacent buildings.

The main front elevation of the proposed building will contain feature cladding curtain walling detail which appears curved and will be across the full height of the building. The main functional elements of the building are to be clad in proprietary composite powder coated cladding panels in flat face panel format.

The existing car park road will be reduced in level and re-instated in its current plan location to provide to provide service access to the goods in/out and to the rear of the AMC building for maintenance. ` The applicants have confirmed that the side entrance to the development site off Quarry Road is not intended to be used at present for the construction works due to its width, radius, sight lines etc. In addition, the development proposal does not rely on this access / egress and vehicle movements will remain as they currently are on completion of the works. The vehicle numbers proposed on completion of the development are not greater than the current numbers as this development is specifically to consolidate and update existing research and development functions which are currently undertaken on the site.

The site is currently served by two car parks. The recently enlarged car park to the south east of the AMV will be retained and the current car parking to the south west of the AMC/MTC buildings will form the AMC site. The overall parking provision numbers on completion of this development will be the same as the existing with a total of 767 spaces.

With regards to the proposed landscaping proposals, the existing hard and soft landscaping on the main access road will remain unaltered. The landscape proposals at the entrance will comprise of a welcoming space at the point of arrival. A central circular Courtyard is proposed at the entrance and will include seating and a ring of trees. The majority of trees surrounding the site will remain with additional planting is to be provided.

SEPARATION DISTANCES Separation distances do not apply in this instance, as no residential properties will be affected by the proposed development.

HIGHWAY/TRAFFIC IMPLICATIONS There are no Highway Implications relating to this proposal.

ENVIRONMENTAL/SUSTAINABILITY ISSUES Environmental Impact Assessment The AMC Development scheme proposal at Port Sunlight is to support research and development activities into household cleaning and personal cosmetic products by providing facilities for pilot-scale manufacturing and packaging. The scheme would be implemented over an area of 6ha on a site already occupied by the developer, providing approximately 6,500sq.m of new floor space. The new building would be on a part of the site currently occupied by access roads and car parking, which will be replaced with new provision nearby on the site. However, it is understood that the overall number of workers on the site and level of car parking provision will remain similar to existing conditions. No demolition is planned under this scheme though the scheme will result in the relocation of existing functions and processes to the new facility from elsewhere on site. Having reviewed the Environmental Impact Assessment (EIA) Regulations 2011, this project can be classified as a ‘chemical industry’ installation under Schedule 2, paragraph 6(b), for which screening is required for schemes of over 1,000sq.m of new floor space. As this scheme exceeds the stated threshold, screening for EIA is necessary. Official Guidance suggests that screening for this type of project will be more likely to conclude that EIA is required if a site above 10ha in size in involved or if significant levels of waste, pollution or noise are likely to result. In this case the scheme, while substantial, is located on an existing, operational, industrial site, is below the scale threshold set out by guidance and the limited, pilot scale activities to be conducted there do not suggest a high potential for significant environmental impacts to occur, particularly as the overall level and type of activity will be maintained at levels comparable with those that currently exist at the site. The site is not considered environmentally ‘sensitive’ under Schedule 3 of the EIA Regulations. Therefore considering the proposals in terms of their nature, scale and location in the context of the EIA Regulations 2011 and associated Guidance I conclude that the scheme is unlikely to give rise to significant environmental effects and it is considered that EIA is not required in this case. Flood Risk The submitted calculation makes a distinction between the discharge from the proposed new development and that from the existing building and roadway.

The general principle is that surface water drainage should mimic run-off from existing brownfield. Attenuation should be provided based upon a 1:2 year return period with a 30% allowance for betterment.

Storage should be provided for a 1:100 year return period with an allowance for climate change.

The FRA has incorporated these principles and calculated an overall discharge from the site that is less than the current calculated discharge.

With regard to applying the principles of SuDS the FRA has been amended and makes reference to the Site Investigation results (now also supplied). The results identify that infiltration is not suitable at the site location. Infiltration is discounted as an option and the next preferred means of disposal is identified as discharge to watercourse. This is an appropriate approach and the attenuation identified in (1) above is also in line with this approach.

Additional MicroDrainage outputs have been provided for the existing and proposed drainage systems. Storage within the system is identified for a 1:100 year return period with a 20% allowance for climate change as the development is non-residential; however for this return period flooding is predicted to occur from the proposed and existing surface water drainage systems, albeit of low magnitude. The FRA proposals should demonstrate how the exceedance should be contained and managed on site. I have received further clarification on this from BSCP as it was not addressed specifically within the FRA. Clarification (attached) advises that for the proposed drainage system flood waters at SW1 will be directed away from the AMC building by the gradient on the service yard. Similarly at EXSW38 and EXSW40 flood waters will flow away from the building as a result of the existing topography. These are appropriate methods for managing exceedance on site.

Given all the above and the revised documentation there are no objections with regard to Flood Risk and surface water disposal.

Ecology The site is within close proximity to the New Ferry and the Mersey Estuary Sites of Special Scientific Interest (SSSI). The Mersey Estuary SSSI forms part of the Mersey Estuary SPA and Ramsar. The submitted ecological appraisal report identifies that the habitats within the site are "common and ubiquitous throughout the British lowlands" and that no further botanical surveys are required.

The report concluded that the habitats on the site are suitable for Badger sett building, however, there was no evidence of Badger has been recorded and is therefore unlikely that Badger setts are present. However, a condition has been suggested that if Badger setts are discovered during site clearance, all work within 30m of the Badgers sett should cease work and a suitably experienced ecologist contacted immediately.

Furthermore, the report also confirmed that the majority of trees on the site are not suitable for roosting bats. Nevertheless, if the single mature Oak tree within the Woodland is due to be felled, further survey for bats will be required prior to felling. The removal of vegetation that might be used by nesting birds should only be carried out outside the nesting season of march to August inclusive. Neither Natural England nor Wirral Wildlife have raised any objections to this proposal on ecology grounds.

Heritage Assessment - Archaeology A heritage assessment has been undertaken by an accredited archaeologist was submitted with the application in order to provide an assessment of the heritage significance of assets close to and at the proposed development site. The assessment revealed that the study area contained 145 heritage assets dating from the prehistoric period onwards, 59 of these are protected by statutory designation. The report concludes that the historic environment features identified in the study area typically reflect the residential development of the area since the middle of the 18th century. Activity from earlier periods is also present but scarce. Many heritage assets are no longer extant reflecting the expansion housing and the industrialization of the Merseyside landscape during the 19th and 20th centuries.` However, it is considered to be expedient to attach a condition that requires a watching brief during ground works.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION It is considered that the proposals which comprise the extension of an existing processing facility within an established industrial location support the delivery of these key spatial principles. The proposed development will promote sustainable communities and economic development via the creation of jobs and increase in economic output. The extension this building in this location will contribute to making the best use of resources and infrastructure. The proposals are considered to comply with the Policies EM8, CH1, CH2 and CH9 of the Wirral Unitary Development and the principles of the National Planning Policy Framework.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposa ls in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

It is considered that the proposals which comprise the extension of an existing processing facility within an established industrial location support the delivery of these key spatial principles. The proposed development will promote sustainable communities and economic development via the creation of jobs and increase in economic output. The extension this building in this location will contribute to making the best use of resources and infrastructure. The proposals are considered to comply with the Policies EM8, CH1, CH2 and CH9 o f the Wirral Unitary Development and the principles of the National Planning Policy Framework.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. A scheme of planting to provide a screen for the site shall be carried out in accordance with details to be submitted to and approved by the Local Planning Authority before any work is commenced and the screen to be provided shall be subsequently maintaine d to the satisfaction of the Local Planning Authority. The approved scheme shall be fully implemented in the first planting season following commencement of any part of the approved development, and replacement planting shall be provided as necessary unti l the screen is fully established.

Reason: To ensure that proposed development/use does not prejudice the amenity of the locality and to ensure a proper standard of separation from neighbouring properties.

3. No development shall take place until a Sit e Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be implemented in full unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure that the proposed development would include the re-use of limited resources, and to ensure that the amount of waste for landfill is reduced to accord with Policies of the Joint Waste Local Plan.

4. Before any construction commences, samples of the facing/roofing/window materials to be used in the external construction of this development shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall then be used in the construction of the development.

Reason : To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policies of the Wirral Unitary Development Plan.

5. Following the full commissioning of the new facilities a BS 4142:2014 (Method for Rating Industrial Noise Affecting Mixed Residential and Industrial Areas) survey should be carried out to ensure compliance with the agreed sound levels as detailed in:-Acoustic Report - R02 Rev 1-REP-UN-10-05828-PM-26052015-R1. Acoustics: Initial assessm ent for planning application. The BS4142 assessment should be copied to Environmental Health for approval. Any exceedances measured together with remedies to be implemented should be detailed in the document.

Reason; For the avoidance of doubt and to protect the residential amenities of adjacent occupiers

6. Plans detailing the procedures and facilities for controlling fugitive emissions (particularly odour) to atmosphere from the new facility should be submitted to and approved by the Planning Authority prior to plant commissioning.

Reason: In the interest of amenity

8. Development shall not be commenced until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The provisions of the Travel Plan shall be implemented and operated in accordance with the timetable contained therein unless otherwise agreed in writing with the Local Planning Authority.

Reason : In the interests of highway safety and to accord with Policies in the in the Wirral Unitary Development Plan.

9. No part of the development shall be brought into use until space and facilities for cycle parking of a type and in a location previously submitted to and agreed in writing by the Local Planning Authority have been provided and these facilities shall be permanently retained thereafter.

Reason : In the interests of highway safety and to accord with Policies in the Wirral Unitary Development Plan

10. No development shall commence unstill a scheme for the disposal of foul and surface waters for the entire site has been submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, surface water must drain separate from the foul and no surface water will be permitted to discharge directly or indirectly into existing public sewerage systems. The details shall be completed, maintained and managed in accordance with the approved details.

Reason: To ensure a satisfactory form of development and to prevent an undue increase in surface water-run off and to reduce the risk of flooding.

11. The overall maximum sound pressure levels for fixed plant, equipment and machinery associated with the development shall not exceed the following levels1m from the nearest residential window7:00 to 23:00hrs 37 (L aeq dB) and 23:00 to 07:00hrs 33 (L aeq dB) over a period of 30 minutes.

Reason: To protect the residential amenities of the occupiers of the adjacent dwellings.

12. No tree felling or scrub clearance shall take place between March to April. If work has to be carried out during this period all trees and scrub on the site are to be first checked to ensure there are no breeding birds present, If present details of how they are to be protected must be submitted to and agreed in writing with the Local Planning Authority.

Reason: In the interest of amenity and to ensure that the construction of the development uses the best practicable means to avoid adverse environmental impacts in accordance with the National Planning Policy Framework. To ensure that there are no likely significant effects on the Natura 2000 sites and European protected species

13. If any Badger Setts are discovered during site clearance, all work within 30m of the Badger sett should stop and a suitably experienced ecologist contacted immediately.

Reason: In the interest of amenity and to ensure that the construction of the development uses the best practicable means to avoid adverse environmental impacts in accordance with the National Planning Policy Framework. To ensure that there are no likel y significant effects on the Natura 2000 sites and European protected species

14. If the single mature Peduncular Oak tree within the woodland is to be felled, further surveys for bats will be required prior to felling.

Reason: In the interest of amenity and to ensure that the construction of the development uses the best practicable means to avoid adverse environmental impacts in accordance with the National Planning Policy Framework. To ensure that there are no likely signific ant effects on the Natura 2000 sites and European protected species

15. No trees indicated in the approved plan(s) or documentation to be retained shall be cut down, uprooted or destroyed, nor shall any trees be pruned other than in accordance with the a pproved plans and particulars, without the prior written approval of the Local Planning Authority. Any agreed pruning shall be carried out in accordance with British Standard 3998 (Tree Works).

Reason: To ensure the trees are properly considered and pr otected and that any agreed work is carried out to accepted arboricultural practices for the long term well-being of the tree(s) and to accord with Policies of the Wirral Unitary Development Plan.

16. Prior to the commencement of development, details of the number and species of trees to be planted should be submitted to and agreed in writing with the Local Planning Department. The agreed scheme shall be implemented in full.

Reason: In the interest of visual amenity and to comply with the policies contained within Wirral’s Development Plan and National Planning Policy Framework.

17. Prior to the development commencing, an archaeological evaluation or watching brief shall be submitte d and approved in writing by the Local Planning Authority. This must be undertaken by a professionally qualified archaeologist who is a member of the Institute of Archaeologists at Practitioner grade or above. The approved programme of works shall subseque ntly be implemented and where appropriate, completed in accordance with the approved details. The programme shall include written schemes of investigation for evaluation and watching briefs.

Reason: In the interests of protecting the site of archaeologica l importance and to comply with Policy CH25 of Wirral's Unitary Development Plan.

18. The development hereby permitted shall be carried out in accordance with the approved plans received by the Local Planning Authority on 11th June 2015 and listed as follows:- 2013-214/101 revB, 2013-214/102 revB, 2013-214/107 revB, 2013-214/108 revA, 2013-214/109 revA, 2013-214/110 revA, 2013-214/111 revA, 2013-214/102 rev A, 2013-214/103 revA, 2013-214/822 revB, 2013-214/823 revA, 2013-214/824 rev A, 2013-214/850 revB, Site Plan Rev B, Entrance Courtyard Plan rev B

Reason: For the avoidance of doubt and to define the permission.

19. Any trees and shrubs planted in accordance with the landscaping scheme which, within 5 years of planting are removed, dying, seriously damaged or become diseased shall be replaced to the satisfaction of the Local Planning Authority, by trees and shrubs of similar species and size to those they are replacing.

Reason: To ensure a satisfactory standard of appearance and to ensure that the proposed development enhances the visual amenity of the locality.

Further Notes for Committee:

Last Comments By: 23/07/2015 08:59:38 Expiry Date: 10/09/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00843 South Team Mr N Williams Birkenhead and Tranmere

Location: 104 Woodside Business Park, SHORE ROAD, BIRKENHEAD, CH41 1EP Proposal: Change of use from office (B1) to leisure (D2) to enable the opening of a pilates studio Applicant: Wirral Pilates & Movement Centre Agent : Legat Owen

Site Plan:

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Development Plan allocation and policies: Coastal Zone Primarily Industrial Area

Planning History: There is no relevant planning history for this site.

Summary Of Representations and Consultations Received:

REPRESENTATIONS Having regard to the Council's Guidance for Publicity on Planning Applications, 16 notifications were sent to adjoining properties and a site notice was displayed near the site. At the time of writing, there had been no objections received.

CONSULTATIONS Head of Environment & Regulation (Pollution Control Division) - No objection

Head of Environment & Regulation (Traffic and Transportation Division) - No objection

Director's Comments:

REASON FOR REFERRAL TO PLANNING COMMITTEE The proposed use as a pilates studio would be a departure from the Unitary Development Plan and as such under the current scheme of delegation must be heard at planning committee.

INTRODUCTION The application is for the change of use of a vacant office (B1) to leisure (D2) to enable the opening of a pilates studio.

SITE AND SURROUNDINGS The site is a vacant office unit located within the Woodside Business Park. The site is designated within Wirral's Unitary Development Plan (UDP) as being within a Primarily Industrial Area.

POLICY CONTEXT As the proposal is within a designated Primarily Industrial Area, it will be assessed against Wirral's UDP Policy EM8 and the National Planning Policy Framework.

Policy EM8: Development within Primarily Industrial Areas states that within Primarily Industrial Areas, proposals for uses falling within Classes B1, B2 or B8 will be permitted, as well as proposals for the reconstruction, extension or expansion of existing businesses.

The National Planning Policy Framework (NPPF) is a material consideration that sets a presumption in favour of sustainable development through which the Government wants the planning system to do all that it can to support sustainable economic growth, but also recognise that businesses should not have unreasonable restrictions put on them because of changes in nearby land use. Planning policies are expected to avoid long term protection of employment premises where there is no reasonable prospect of a site being used for that purpose. Where there is no reasonable prospect, applications should be treated on their merits having regard to market signals and relative need for different uses to support sustainable communities (NPPF paragraphs 18-22 & 123 refer). The applicant has submitted details to demonstrate that the site has been marketed as employment premises with no interest having been shown or secured for such use(s).

The Council also resolved that the Core Strategy Local Plan Proposed Submission Draft (2012) will be material in the determination of planning applications. Draft Policy CS17 will continue to safeguard designated employment areas, but it makes provision for compatible alternative uses where a site is not suitable for one of the priority sectors, there has been continuous marketing, there is no reasonable prospect of the site being re-used for employment purposes, and the proposal has been subject to the national sequential test for town centre uses.

NPPF, Annex 2 identifies ’Health and fitness centres' as a main town centre Use. Local Planning Authorities are expected to support town centre viability and vitality and ensure a sequential test is applied which requires applications for main town centre uses to be located in town centres, then in edge of centre locations and only if suitable sites are not available should out of centre sites be considered. When considering edge of centre and out of centre proposals, preference should be given to accessible sites that are well connected to the town centre. Applicants and local planning authorities should also demonstrate flexibility on issues such as format and scale. The applicant has submitted a sequential assessment based on an intensive search for a suitable premises, over a six-month period. The sequential assessment is based upon the applicant’s business plan which has been used to determine the financial viability of the proposal and the size requirements of the business. These requirements are that the premises are approximately 100 square metres (to accommodate 4-6 Reformer beds and other specialised equipment), in a square or rectangular shape (for fit the required equipment whilst allowing safe supervision), has level access and sufficient parking (a large number of clients will be medical referrals so will require this) and is within approximately 15 minutes of the applicant's current work at Willaston (which it is anticipated will be the source of a large percentage of business through referrals). The applicant claims that there is no other fully-equipped Reformer and equipment-based pilates studio in Wirral.

The applicant has identified a total of 14 sites, and has indicated that there were a large number of other premises visited. The location of these sites is mixed, with both retail and industrial units considered.

Of the sites investigated, they were each discounted on the following grounds:

1. Retail Unit, New Chester Road, Bromborough - Irregular-shaped room requiring extensive refurbishment; 2. Retail Unit, 2A St John's Road, Wallasey - Insufficient size; 3. Suite F Candy Park, Bromborough - Landlord refused after initially agreeing - although this site was also within a Primarily Industrial Area; 4. First floor of Sunlight Lounge, Bebington - Landlord did not consider it a suitable use above a restaurant; 5. Carrock Road Industrial Estate, and Unit 20, Late Enterprise Park (both Bromborough) - Insufficient size with no windows or other means of heating/ventilation; 6. Bar/Workshop, Leverhulme Estate - Insufficient structure, no heating, poor location; 7. Retail Unit, 38 Market Street, Hoylake - Irregular-shaped unit which would not suit the requirements of the proposal and would also require extensive refurbishment; 8. Price Street Business Centre - Unsuitable location, also a Primarily Industrial Area; 9. Retail Unit, 282 Claughton Road - Irregular shape which would require extensive refurbishment; 10. Retail Units, 4 and 13 The Rake Precinct, Bromborough - Extensive refurbishment required, unsuitable shaped rooms; 11. Tower Quays, Dock Road - No windows, refurbishment required, limited parking; 12. Unit 72, Woodside Business Park - Little ventilation, no heating, insufficient.

Should members be minded to approve the application and with regard to flexible use permitted development rights, a condition should be imposed for the duration of 10 years that the premises, following the 10 year period of use between the grant of planning permission for D2 use the applicant will need to reapply for planning permission in order to maintain the character of the industrial area.

APPEARANCE AND AMENITY ISSUES The proposed change of use does not seek to alter the appearance of the building.

SEPARATION DISTANCES Separation distances do not apply in this instance, as no residential properties will be affected by the proposed development.

HIGHWAY/TRAFFIC IMPLICATIONS There are no Highway Implications relating to this proposal.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues relating to these proposals.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION Having regard to the sequential test set out in the NPPF, it is considered that the proposed change of use would be acceptable, subject to a condition to ensure that the applicant will need to reapply for planning permission, in order to maintain the character of the industrial area.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant material considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

Having regard to the sequential test set out in the NPPF, it is considered that the proposed change of use would be acceptable, subject to a condition to ensure that the applicant will need to reapply for planning permission, in order to maintain the character of the industrial area

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. The premises shall be only be used as pilates studio as described and set out in the documents submitted with the planning application, including for no other purpose within D2 of the schedule to the Town and Country Planning Use Classes Order 1987, or any subsequent Order or statutory provision revoking or re-enacting that Order.

Reason: In order to protect the character of the area and to accord with Policy EM8 of the Wirral Unitary Development Plan.

3. This permission shall be for a limited period of 10 years only expiring on 20/08/2025 when (unless a further application has been submitted to and approved by the Local Planning Authority) the use hereby approved shall be discontinued and/or works hereby a pproved shall be removed and the original B1 use of the property reinstated to the satisfaction of the Local Planning Authority.

Reason: The application premises are situated in an area designated for primarily industrial use under Council's policies an d permission for a longer period would prejudice the land use designation.

4. Any amplified voices or music played within the premises must be inaudible outside of the premises and within adjacent units

Reason: In the interests of amenity

Further Notes for Committee:

Last Comments By: 23/07/2015 08:59:38 Expiry Date: 05/08/2015 Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00882 North Team Ms J Storey Hoylake and Meols

Location: North Wirral Brickworks, Carr Lane,Moreton,Wirral,CH46 5NB Proposal: Variation of 28 of appeal approval ref APP/W4325/A/12/2177106 in order to submit details of the restoration and after care scheme to be submitted no later than 31st of March 2016 Applicant: Brock PLC Agent : Peacock and Smith

Site Plan:

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Development Plan designation and policies: Green Belt Area Requiring Landscape Renewal Mineral Reserve

Planning History:

Location: North Wirral Brickworks, CARR LANE, MORETON, CH46 5NB Application Type: Reserved Matters Proposal: Variation of 28 of appeal approval ref APP/W4325/A/12/2177106 in order to submit details of the restoration and after care scheme to be submitted no later than 31st of Match 2016 Application No: APP/15/00473 Decision Date: 29/05/2015 Decision Type: Withdrawn by Applicant

Location: Moreton Brickworks, CARR LANE, MORETON, CH46 5NB Application Type: Full Planning Permission Proposal: Variation of condition 28 of planning determination APP/2001/6405/D (for the extraction of clay), to allow an additional 2 years for the submission of restoration and aftercare schemes (extended from 03 January 2012 to 03 January 2014). Application No: APP/11/01286 Decision Date: 25/04/2012 Decision Type: Refuse

Location: Barker & Briscoe,Carr Lane,Moreton,Wirral,L46 5NB Application Type: Full Planning Permission Proposal: Access road, landscaping and ancillary works. Application No: APP/83/24070 Decision Date: 17/04/1984 Decision Type: Conditional Approval

Location: North Wirral Brickworks, Carr Lane, Moreton, Wirral, L46 5NB Application Type: Full Planning Permission Proposal: Application for determination of conditions to which permission for clay extraction granted in 1951 and 1961 are to be subject Application No: APP/97/06665 Decision Date: 20/02/1998 Decision Type: Approve

Location: North Wirral Brickworks , Carr Lane, Moreton, Wirral, L46 5NB Application Type: Full Planning Permission Proposal: Variation of conditions of planning determination no IDDOC/95/6338/D. Conditions 1-47 to be replaced by new conditions 1-62 (set out in Appendix A of this application) Application No: APP/01/06405 Decision Date: 03/01/2002 Decision Type: Approve

Location: North of Carr Lane Brickworks, Carr Lane, Moreton, Wirral, CH46 5NB Application Type: Full Planning Permission Proposal: Extraction of clay and construction of perimeter mounds and water feature Application No: APP/00/06514 Decision Date: 04/01/2001 Decision Type: Withdrawn

Location: North of Carr Lane Brickworks, Carr Lane, Moreton, Wirral, CH46 5NB Application Type: Full Planning Permission Proposal: Extraction of clay and construction of perimeter mounds and water feature. Application No: APP/01/06483 Decision Date: 13/12/2001 Decision Type: Withdrawn

Location: Barker & Brisco Moreton Brickworks Carr Lane Application Type: Full Planning Permission Proposal: Clay extraction, waste disposal and restoration to form nature reserve. Application No: APP/86/06931 Decision Date: 12/03/1987 Decision Type: Refuse

Location: Carr Lane Brickworks, Carr Lane, Moreton, Wirral, CH46 5NB Application Type: Prior Approval of Telecommunications PD Proposal: Erection of a 15m. monopole 3 no.antenna and 4 no. dishes within a 10m x 8m compound Application No: ANT/02/06198 Decision Dat e: 15/07/2002 Decision Type: Prior approval is not required

Location: North Wirral Brickworks,Carr Lane,Moreton,Wirral,L46 5NB Application Type: Full Planning Permission Proposal: Formation of a car park, storage area and fence along boundary. Application No: APP/80/17013 Decision Date: 08/01/1981 Decision Type: Conditional Approval

Location: Barker &. Briscoe Brickworks, Carr Lane, Moreton. L46 5NB Application Type: Hazardous Substances Proposal: Deemed Hazardous Substances Consent for the storage of Liquified Petroleum Gas (Substance 66) in the established quantity of 60 tonnes. Application No: HSC/92/06145 Decision Date: 31/07/1992 Decision Type: Approve

Location: Barker & Brisco Brickworks,Carr Lane, Meols, L47 4A Application Type: Advertisement Consent Proposal: Three illuminated advertisement/identification panels Application No: ADV/83/24060 Decision Date: 28/06/1984 Decision Type: Refuse

Location: Barker and Briscoe Ltd,,Brickworks,,Carr Lane,,Meols. Application Type: Advertisement Consent Proposal: Three non- illuminated advertisement identification panels at Brickworks, Carr Lane Moels. Application No: ADV/84/25458 Decision Date: 20/09/1984 Decision Type: Conditional Approval

Appeal Details Application No APP/86/06931 Appeal Decision Dismissed Appeal Decision Date 19/12/1988

Application No APP/89/07399 Appeal Decision Dismissed Appeal Decision Date 31/12/1991

Application No APP/89/07399 Appeal Decision Dismissed Appeal Decision Date 31/12/1991

Application No APP/97/06665 Appeal Decision Withdrawn Appeal Decision Date 28/11/2001

Application No APP/11/01286 Appeal Decision Allowed Appeal Decision Date 03/04/2013

Summary Of Representations and Consultations Received:

REPRESENTATIONS Having regard to the Councils Guidance on Publicity for Planning Applications, 124 letters of neighbour notification were issued to properties adjoining the development site. A site notice was displayed adjacent to the site. At the time of writing 2 letters of objection have been received. The objections can be summarised as follows:-

1. Increased volume of heavy goods that will come and go from the site at peak times 2. gaining access to Hoylake road is impossible already 3. believe the tip is to be used for commercial building products which would create a dust hazard - dangerous to lungs 4. concerned that residents will suffer from smell and fires if it is to be a tip and will not be able to open windows 5. noise and dust created by Morgan's 6. heavy plant and machinery clattering and banging

CONSULTATIONS

Head of Environment and Regulations (Traffic and Transport Division)-No objections

Head of Environment and Regulations (Pollution Control)- No Objections

Merseyside Environmental Advisory Service - No objection

Wirral Wildlife - No objection

Natural England - No objections

Director's Comments: Councillor Blakely has requested that this application be removed from delegation and considered by the Planning Committee on behalf of local residents, given concerns that the application may have a detrimental impact on the amenity of residents who live in the ward may otherwise enjoy.

The application also seeks variations to a Major Development and is therefore required to be considered by the Planning Committee under the Councils adopted Scheme of Delegation for Determining Planning Applications.

INTRODUCTION The application site is subject to four planning permissions and determinations issued between 1984 and 2013, with the most recent appeal decision dated April 2013 which required the submission of quarry and aftercare schemes for the majority of the quarry areas by no later than 31st March 2015. Illegal tipping has been subject to enforcement proceedings in the past.(Nov 1989) It is important to note the extant planning permission for the excavation of clay enables mineral extraction until 21st February 2042 and makes provision for an approved restoration scheme to be completed by 2044.

This is not an application to extract clay or provide extra time for mineral working. This application is to vary condition no 28 imposed by the Planning Inspector for appeal decision - ref APP/W4325/A/12/2177106 to extend the time to submit a detailed restoration aftercare scheme by a further 12 months from 31 st March 2015 to 31 st March 2016.

The existing wording for condition 28 allowed in the previous appeal is as follows:

“By no later than 31st March 2015 restoration and aftercare schemes shall be submitted to the mineral planning authority for its approval in writing, such schemes to be accompanied by sufficient information to demonstrate that the restoration and aftercare would be carried out to high environmental standards.

If schemes have not been submitted by this specific date the winning and working of mineral from the site shall cease until such times as schemes have been submitted. If schemes have not been approved by the mineral planning authority within six months of them having been submitted the winning and working of minerals shall cease unless and until an appeal against failure to approve has been made to the Secretary of State and unless that appeal is still current and undecided. In such an eventuality the winning and working of minerals shall cease if the appeal is dismissed and it shall not recommence until schemes have been approved, except of the date of 31st March 2015 has not passed, in which circumstances, the mineral extraction activity may continue until that date. ”

The variation of condition would allow the applicant to continue mineral extraction at the site in accordance with the conditions of the existing planning permission.

PRINCIPLE OF DEVELOPMENT The principle use of the land is established by the previous grants of planning permission, detailed in the introduction to this report. The proposal seeks a variation of planning condition imposed through a previous and recent appeal decision .....

SITE AND SURROUNDINGS The application site is the majority of the site known as North Wirral Brickworks, although other parts of the quarry subject to later conditions are not included. The land within the application site has been worked for clay and includes a number of un-restored clay workings supported by large waterbodies and raised areas. A series of buildings formerly used for brickworks, a large former brick storage building, and a large former brick storage area are within the boundaries of the application site. Any proposals for the former brickworks buildings and land may need to be dealt with through a separate planning application or applications at a future date. The site lies in the Green Belt, in close proximity to residential properties and the Birkenhead to West Kirby rail line. Meols Meadow SSSI is in close proximity to the north.

POLICY CONTEXT The site at Carr Lane is identified as Green Belt, an Area Requiring Landscape Renewal and as a Mineral Reserve (for illustrative purposes only) on the Unitary Development Plan Proposals Map (UDP).

Strategic UDP Policy MIN3 ‘Restoration And Aftercare Of Mineral Extraction Sites’ indicates that the Local Planning Authority will enforce an agreed set of restoration and aftercare conditions for mineral extraction sites in accordance with an agreed afteruse which is compatible with the environment surrounding the site.

UDP Policy MI1 ‘The Control of Clay Extraction’ also indicates that the Local Planning Authority will control and monitor the extraction of clay within the Borough to ensure that any adverse environmental impact is minimised.

UDP Policy LA3 ‘Priorities for Areas Requiring Landscape Renewal’ permits proposals which will secure appropriate and positive improvements to the visual appearance of the area especially where they contribute to the achievement of the following objectives:

(i) the screening, removal or enhancement of existing intrusive features;

(ii) the re-establishment of appropriate landscape features and boundary treatment; and

(iii) the beneficial use of under-used open land, appropriate with other designations within the area.

Proposals which would introduce additional intrusive development or lead to a further loss of landscape features will not be permitted.

The National Planning Policy Framework requires Minerals Planning Authorities in preparing Local Plans and determining planning applications to ensure that worked land is reclaimed at the earliest opportunity and that high quality restoration and aftercare of the minerals site takes place to high environmental standards.

Draft Policy CS38 ‘Minerals’ in the emerging Core Strategy, approved by the Council as a material consideration for the purpose of development control, would in line with NPPF, also expect sensitive environmental restoration and aftercare to be secured at the earliest opportunity.

The clay extraction at the appeal site is a temporary use of land for which restoration and aftercare schemes could facilitate the beneficial use of the land if mineral workings are no longer to take place.

Additional Information which is not subject to this application A briefing note was submitted by the agent to the Local Authority in December 2014 which provides a basis for further pre-application meetings to discuss and consider potential restoration and aftercare schemes including the potential for a water based solution, and separately possible future uses of the remainder of the site which may, depending on any finalised proposal, require the submission of a new planning application.

The applicant has been advised that further work would be needed to address a series of issues for which additional information is necessary before a more detailed scheme could be submitted and agreed by the Local Planning Authority, and to enable appropriate local consultation to be undertaken in accordance with the Council’s Statement of Community Involvement if any future planning application is needed.

The extension of time sought in the current application could allow the applicant to prepare and submit restoration and aftercare schemes for the clay voids with sufficient and relevant information that could enable the Council to approve the schemes in a timely manner.

It is considered that the grant of planning permission for the variation of condition 28 would assist negotiations with the applicant to ensure that restoration and aftercare of the clay voids is carried out to high environmental standards.

It is therefore recommended that condition 28 should be amended to read:-

By no later than the 31st March 2016 restoration and aftercare schemes shall be submitted to the mineral planning authority for its approval in writing.

If schemes have not been submitted by this specified date the winning and working of mineral from the site shall cease until such time as schemes have been submitted. If schemes have not been approved by the mineral planning authority within six months of them having been submitted the winning and working of minerals shall cease unless and until an appeal against such failure to approve has been made to the Secretary of State and unless that appeal is still current and undecided. In such an eventuality the winning and working of minerals shall cease if the appeal is dismissed and it shall not recommence until schemes have been approved, except if the date of 31st March 2016 has not passed in which circumstance, the mineral extraction activity may continue until that date.

Reason: in the interests of proper site restoration and afteruse.

APPEARANCE AND AMENITY ISSUES It is not considered that there are amenity or appearance issues presented by the variation of condition sought.

SEPARATION DISTANCES Separation distances do not apply in this instance, as no residential properties will be affected by the proposed development.

HIGHWAY/TRAFFIC IMPLICATIONS There are no Highway Implications relating to this proposal.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no Environmental/Sustainability issues directly relating to the application.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION The proposed variation does not conflict with the provisions of the Unitary Development Plan Policies MIN3 and MI1 or the National Planning Policy Framework, and it is not considered that there are reasonable grounds to refuse permission to extend the date for submission of a restoration and aftercare scheme to 31 March 2016.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Plan (Adopted February 2000) and all relevant mate rial considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

The proposed variation does not conflict with the provisions of Unitary Development Plan Policies MIN3 and MI1 or the National Planning Policy Framework , and it is not considered that there are reasonable grounds to refuse permission to extend the date for submission of a restoration and aftercare scheme to 31 March 2016.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The winning and working of mineral shall cease not later than 21st February 2042.

Reason: In accordance with the planning and compensation Act 1991.

2. No vehicles, plant or equipment hall be parked or stored on the site except those belonging to member of staff or associated with brick making, clay excavation, restoration operations or aftercare operations on the site.

Reason: To prevent inappropriate development in the Green Belt

3. All vehicles used for the transportation of clay from any part of the site to the on the brick manufacturing factory shall use internal site roads only and clay intended for that factory shall not be transported outside the site.

Reason: In the interest of highway safety and residential amenities

4. Access to and from the site for all purposes connected with the winning and working of minerals, including restoration and operations and the removal of clay from the site shall be directly from Birkenhead Road only.

Reason: In the interest of highway safety and residential amenities.

5. Within six months of the date on which the new conditions are finally determined in accordance with the provisions in Section 22 and Schedule 2 of the Planning and Compensation Act 1991, a notice board shall be erected at the site entrance with Birkenhead Road, indicating the name and telephone number of the operating company and representative of the operators. The notice board shall be maintained in sound and legible condition throughout the period of working, restoration and aftercare.

Reason: In the interest of site safety and restoration

6. Water from the site shall be discharged into approved settlement ponds before discharging into any ditch, stream, watercourse or culvert outside t he site. From the commencement of the development until restoration of the site, mud and silt must be removed from the settlement ponds to avoid reducing their capacity for retaining water. Facilities shall be made available in order to provide extra treat ment where necessary (e.g. addition of coagulant) and shall be used so that any discolouring effect of the discharges is controlled to a level acceptable to the mineral planning authority. Upon cessation of mineral extraction, all settlement ponds shall be emptied and filled with dry, inert material of a type to be agreed beforehand in writing by the mineral planning authority unless ponds are to be retained as part of the approved restoration scheme for the site.

Reason: To prevent pollution of watercourses and ground water.

7. Before any further winning and working of minerals takes place, the signs shown on submitted drawing 000/003/A2C concerning directions for vehicular traffic shall be erected and shall be retained until the completion of restoration of the site. Details of the size of the signs shall be submitted to and approved in writing by the mineral planning authority before they are erected. Letters in the sign shall have a minimum height of 50mm and the sign s shall contain a border around the outside of the works of 75mm minimum width. Sign shall be erected less than 1m above ground level and shall not exceed a total height of 2.5m above ground level.

Reason: In the interest of highway safety

8. A minimum of 8m of unexcavated land shall be left undisturbed around the perimeter of the site where it adjoins: (a) Carr Lane and (b) Any areas of land that have not been the subject of mineral extraction

Reason: To provide space for remedial works and gas monitor ing boreholes and to protect existing hedges

9. A minimum distance of 50m shall be maintained between any dwelling and the nearest mineral extraction area.

Reason: To protect residential amenities

10. The minimum depth of extraction shall be 12m bellow ordnance datum, as indicated on the applicant submitted plan No 333/109.

Reason: For the avoidance of doubt and in accordance with the proposals made by the applicant

11. Parking, loading and unloading shall only take place in the areas referred to in the submitted drawing no. 000/003/A2C.

Reason: In the interest of amenity and proper site operation.

12. Notwithstanding Part 19 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking that Order), planning permission shall be required under Part III of the Town and Country Planning Act 1990 for the erection or re-siting of any building, plant or machinery or structure or erection of the nature of plant and machinery.

Reason: To enable the mineral p lanning authority to retain control over potentially intrusive development in the green belt.

13. Stockpiles of minerals shall not be located within areas 10,11 and 12 as shown in submitted plan 000/003/A2C and any stockpiles shall be no higher than the nearest unexcavated land or perimeter screen mounds if the stockpiles are closer to such mounds. For the avoidance of doubt, the term mineral in the context of this condition excludes top soil or subsoil.

Reason: In the interest of visual amenity.

14. No top soil or sub soil shall be removed from the site.

Reason: To preserve any suitable remaining on site material for site restoration.

15. Save for pumping operations which may be necessary in connection with operations required by condition 6 operat ions authorised by the planning permission and this determination, including the movement of heavy vehicles and plant entering and leaving the site shall be restricted to the following periods:- 07.00 to 19.00 hours Monday to Fridays 07.00 to 17.30 hours Saturdays No operations or maintenance, servicing and testing of plant and vehicles shall take place outside these hours or on Sundays or Public Holidays except with the prior written approval of the mineral planning authority.

Reason: To protect nearby residents from excessive noise.

16. No landscape earthwork's authorised by this determination within 8m of the site perimeter shall be carried out except between the hours of 08.30 and 17.00 Mondays to Fridays inclusive, unless otherwise agreed in writing with the mineral planning authority. No landscape, earthwork's shall take place on Saturdays, Sundays, Bank or Public Holidays.

Reason: To protect nearby residents from excessive noise

17. The base of all storage mounds shall be located a minimum distance of four metres away from any existing hedge or tree on the perimeter of the site.

Reason: To protect existing hedges and trees.

18. Existing wheel cleaning equipment shall be maintained and shall remain positioned in its existing location shown on Working Plan No 000/003/A2C.

Reason: In the interest of highway safety.

19. All heavy goods vehicles leaving the site shall have their wheels cleaned be the equipment referred to in condition 18 or such other equipment as may be approved by the mineral planning authority.

Reason: In the interest of highway safety.

20. At all times when the site is operational, a water bowser or similar for the suppression of dust on all internal roads and areas crossed by heavy goods vehicles and plant shall b e available within the site and shall be kept in full working order. The equipment shall be used as may be necessary to water areas within the site, so as to prevent the raising of dust.

Reason: To minimise the nuisance from dust.

21. Any existing inter nal roads shall be maintained and kept suitably hard surfaced with quarried limestock, brick hardcore, furnace slag, crushed concrete, tarmac or other materials agreed beforehand in writing with the mineral planning Authority. Any new internal roads shall be similarly treated before they are brought into use.

Reason: To minimise the nuisance from dust.

22. Noise levels from soil replacement or baffle mound formation, shall not exceed 70 dBL Aeq (1 hour) (freefield) measured at 1 metre from the facade of any house. Such operations shall not exceed a total of 8 weeks in any 12 month period and shall only take place between 08.30 and 17.00 hours Monday to Friday.

Reason: To protect nearby residents from excessive noise.

23. Other than those operations and restrictions referred to in condition 22 noise from the operations and any associated activities shall not exceed the following level when measured at 1 metre from the facade of any house:- 55 dBL Aeq (1 hour) (freefield) between 08.00 and 19.00 hours Mondays to Fridays and 08.00 and 13.00 hours Saturday

Reason: To protect nearby residents from excessive noise.

24. Between 06.30 and 08.00hrs and between 19.00 and 19.30 hours Monday to Friday and on Saturday between 06.30 and 08.00 hrs and between 13.00 and 17.30 hrs noise from the operations and any associated activities shall not exceed the following(measured as 1 hour Leq):- a) 47 dBA at the nearest house in Cardus Close. b) 53 dBA at any point 30 metres to the east of the site boundary to the north of the brickwork buildings. c) 48 dBA at the nearest house in Barn Hey Crescent.

Reason: To protect nearby residents from excessive noise

25. All hedges and trees on the perimeter of the site shall be retained.

Reason: To protect trees and hedges.

26. Stockpiles consisting solely of subsoil shall not exceed 4 metres in height.

Reason: To prevent damage and degradation of restoration materials.

27. Top soil and subsoil shall not be stored in the same stockpile except in the following circumstances:- a) the stockpile shall be no more than 4 metres in height. b) only subsoil shall occupy the bottom 2 metres of any such stockpile. c) any topsoil shall be stored separately from and above the subsoil. d) before the placement of any topsoil on the subsoil comprising any stockpile the mineral planning authority shall be given at least 14 days’ notice in writing to enable it to inspect the stockpile.

Reason: To prevent damage and degradation of restoration materials

28. By no later than the 31 st March 2016 restoration and aftercare schemes shall be submitted to the mineral planning authority for its approval in writing. If schemes have not been submitted by this specified date the winning and working of mineral from the site shall cease until such time as s chemes have been submitted. If schemes have not been approved by the mineral planning authority within six months of them having been submitted the winning and working of minerals shall cease unless and until an appeal against such failure to approve has b een made to the Secretary of State and unless that appeal is still current and undecided. In such an eventuality the winning and working of minerals shall cease if the appeal is dismissed and it shall not recommence until schemes have been approved, except if the date of 31st March 2016 has not passed in which circumstance, the mineral extraction activity may continue until that date.

Reason: in the interests of proper site restoration and after use.

29. The restoration scheme referred to in condition 28 shall be carried out and completed within 2 years of the cessation of working or such other period as may be approved in writing by the mineral planning authority during consideration of the restoration scheme referred to in condition 28.

Reason: In the interests of proper site restoration and after use.

30. The restoration scheme referred to in condition 28 shall provide for the restoration of the whole of the area subject to the scheme and shall include the following:- (a) final levels and gra dients in the form of contour lines on which the final restoration and after use shall take place. (b) locations and depths of any water areas which may form part of the final restored site. (c) details of the use of soils and soil making materials, depth and nature of topsoil and subsoil and handling methods for soil movement. (d) details of the type of vegetation including numbers of species of trees, shrubs and other plants and grass and hedgerow seed mixes) over all areas not to be permanent water features (e) details of the after use of all parts of the site. (f) the location and composition of any hedges and the location and type of any fences, (g) the soiling of alt areas which are not designed to be permanent water areas, (h) preparation of the land for cultivation. (i) details of the measures to be taken to protect any water areas designed to form part of the restored site from pollution by any existing waste material that has previously been deposited on the site of this application.

Reason: In the interests of proper site restoration and after use.

31. Except in the circumstances set out in condition 28 topsoil shall be stored in a stockpile separate from any other material and stockpiles shall not exceed 2 metres in height.

Reason: To prevent damage and degradation of restoration materials

32. The surface of any subsoil, topsoil or subsoil/topsoil stockpiles shall be seeded with a leguminous seed mixture, details of which shall be submitted to and agreed in writing by the Mineral Planni ng Authority before the formation of any stockpiles. Seeding shall take place within six months of deposition of the stockpile to the satisfaction of the Mineral Planning Authority.

Reason: To prevent damage and degradation of restoration materials

33. The soil stockpiles shall only be located in the areas indicated on drawing no. 000/003/A2C and shall have side slopes no steeper than 1 in 1.

Reason; To prevent damage and degradation of restoration materials.

34. Plant and vehicles shall not cross or rest on areas of deposited topsoil or subsoil except for the purpose of working the soil in accordance with the aftercare plan.

Reason: To prevent damage and degradation of restoration materials

35. The movement of topsoil and subsoil shall only be carr ied out when the material to be moved is sufficiently dry to minimise structural damage and only in dry weather conditions and in any event only between April and September.

Reason: To prevent damage and degradation of restoration materials.

36. For the purposes of this determination the permanent cessation of the winning and working of minerals shall mean not carrying out any mineral extraction for a period of 10 years from any location within the areas subject to the determination of conditions in appl ications IDDOC/95/6338/D and EADOC/97/6665/D.

Reason . In the interests of proper site restoration and after use.

37. Without prejudice to the requirements of conditions 28 and 229 in the event that the winning and working of minerals permanently ceases before the date specified in condition 1 without the full depth of mineral having been excavated, schemes of restoration and aftercare, which shall include the matters referred to in conditions 28 and 38, shall be submitted within 12 months of permanent ce ssation for the written approval of the mineral planning authority. Within 2 years of the written approval of the schemes by the mineral planning authority or any schemes which are approved on appeal by the Secretary of State or imposed by the mineral plan ning authority (or such other period as may be approved in writing by the mineral planning authority) the whole site shall be restored in accordance with the approved or imposed scheme. In the event of schemes being submitted to but not approved by the mineral planning authority and where no appeal is made against such non-approval the mineral planning authority shall impose schemes. After use of the site in accordance with the approved or imposed scheme shall take place immediately following completion of restoration.

Reason: In the interests of proper site restoration and after use.

38. The restoration and aftercare schemes referred to in conditions 28 and 37 shall include details of the management of restored soils; (including fertiliser type, rates, method and timing of application); planting and maintenance of vegetation and drainage patterns for a five year aftercare period; provision of a proper me ans of surface water and soil drainage; a programme of work.

Reason: In the interests of proper site restoration and after use.

39. Restoration of the site shall not involve the use of any imported controlled waste other than that which is already on th e site and not the subject of the enforcement notice issued on 2nd November 1989 nor shall it involve the filling of any existing or future voids with controlled waste already on the site, unless a separate planning permission is granted for such operation s. For the avoidance of doubt, in this context 'the site' means the area subject of this application - i.e. the areas subject of Interim Development Order permission no. 6663.

Reason: In the interests of proper site restoration and after use.

40. Detail s of the type and amount of any imported materials to be used in the restoration of the site shall be provided as part of any restoration scheme. For the avoidance of doubt, (i) such materials cannot include any controlled waste (see condition 39) and (ii) "restoration" has the meaning given to the word in Minerals Planning Guidance (MPG) 14 paragraph 115

Reason: In the interests of proper site restoration and after use.

41. All soil materials used for restoration shall be free of stones greater than 150mm diameter and other deleterious materials.

Reason: In the interests of proper site restoration and after use.

42. No further work shall take place nor shall any vehicle, plant or equipment enter or be placed or allowed to remain on an area after it has been restored without the prior written agreement of the Mineral Planning Authority unless it is needed in connection with the maintenance of the area or the approved after use.

Reason; In the interests of proper site restoration and after use.

43. All plant associated with the excavation of clay shall be removed from the site on completion of day extraction, unless it is required for the restoration of the site.

Reason: In the interests of proper site restoration and after use.

44. The approved aftercare scheme(s) shall be implemented immediately following the completion of the relevant restoration scheme.

Reason: In the interests of proper site restoration and after use.

45. Unless previously agreed in writing by the Mineral Planning Authorit y, upon permanent cessation of mineral extraction all haul roads/access roads/areas of hard standing created in connection with the development subject of Interim Development Order permission no. 6663 and this determination shall be broken up and removed f rom the site and the land restored in accordance with the approved scheme(s).

Reason: In the interests of proper site restoration and after use.

46. For the avoidance of doubt with the exception of the extraction depth referred to in Condition 10 none of the proposals contained in the submitted plans 333/101 to 125 or the submitted reports entitled 'Quality Assessment of Land Use, Restoration and After use Proposals', 'Carr Lane Wildlife Reserve and Community Woodland Management Plan1 or the document at tached to Cass Associates letters of 27th January 1995 are approved for the purposes of this determination.

Reason: In the interests of proper site restoration and after use.

47. All mobile fuel tanks shall incorporate an inner fuel holding tank and an outer bund tank of capacity at least equal to 110% of the inner tank. All filling points, vents, gauges and sight glasses shall be located within the bund. Oils, chemicals and greases shall be placed in a secure store and kept within the manufacturer's container.

Reason: To prevent pollution of watercourses and groundwater.

48. This determination relates to the area granted permission under the interim development order permission no. 6663 on 8th July 1947, this area being edged red on the plan endorsed 'approved' with Hoylake Urban District Council's stamp. In so far as it refers to the area subject of the interim development order permission, plan no. 000/003/A2C shall form part of this determination.

Reason: For the avoidance of doubt

49. Within six months of the date of this determination, or within six months of the recommencement of mineral extraction operations whichever is later a scheme for the disposal of all surface, ground and foul water arising within the site shall be submitted to, and for the approval of, the Mineral Planning Authority. Such a scheme shall be designed so as to avoid the contamination of surface and ground waters outside the site, and shall include details of the design and capacity of all settling ponds, drains, outfalls and sluices.

Reason: To ensure that drainage and settlement provision is adequate to avoid contamination of surface and ground waters, and in particular that the nearby Meols Meadows SSSI is not affected.

50. Within six months of the date of this determi nation, or within six months of the recommencement of mineral extraction operations whichever is later a scheme for the monitoring of surface water flow and quality from the site shall be submitted to, and for the approval of, the Mineral Planning Authorit y. Such a scheme shall include details of the measurements to be taken, and the frequency of monitoring.

Reason: To monitor the levels and quality of surface and ground waters

51. Within six months of the date of this determination, or within six months of the recommencement of mineral extraction operations whichever is later a scheme for the monitoring of ground water levels and quality shall be submitted to, for the approval of, the Mineral Planning Authority. Such a scheme shall include: a. the locati ons of monitoring boreholes along the northern margins of Areas 2 and 10, and within Area 1, as shown on Drawing 000/003/A2C; b the measurements to be taken and the frequency of monitoring.

Reason: To monitor the levels and quality of surface and ground waters.

52. The drainage scheme approved under Condition 49 above shall be implemented within one month of its approval, and maintained throughout the operation of the site, unless revised proposals are approved in writing by the Mineral Planning Authorit y under condition 55 below.

Reason: To ensure that the approved drainage, surface water and ground water drainage and monitoring schemes are implemented and amended as appropriate.

53. Notwithstanding the generality of Condition 52 above, the details of final restoration of any part of the site required by Conditions 28 and 29 shall include provision for any necessary amendments to the drainage scheme which arise as the site is restored.

Reason: To ensure that the approved drainage, surface water and ground water drainage and monitoring schemes are implemented and amended as appropriate

54. The surface and ground water monitoring schemes approved under Condition 50 and 51 above shall be impleme nted throughout the operation of the site, unless otherwise agreed in writing beforehand by the Mineral Planning Authority. The results of the monitoring schemes shall be submitted to the Mineral Planning Authority within twenty eight days of each measurement being carried out

Reason: To ensure that the approved drainage, surface water arid ground water drainage and monitoring schemes are implemented and amended as appropriate.

55. In the event that the results of the ground water and surface water monit oring schemes approved under Conditions 50 and 51 above indicate that the operation of the site is likely to harm the nature conservation interests of the nearby Meols Meadow SSSI due to the quantity of water disposed of, then: a. a revised drainage scheme shall be submitted to the Mineral Planning Authority to replace the scheme approved under Condition 49 above; and b. the revised drainage scheme shall be implemented within one month of its approval in writing by the Mineral Planning Authority.

Reason: Surrounding the site in order that potential impacts on Meols Meadow SSSI arising from the development can be identified, assessed and where appropriate incorporated into the design of the final restoration scheme for the site

56. Within six months of t he date of this determination, or before excavation proceeds below Om. Ordnance Datum (whichever the sooner) the applicant shall submit records of boreholes constructed and logged in accordance with BS5930, at not more than 150metres spacing around the per iphery of the proposed clay extraction area (unless revised proposals are approved in writing by the Mineral Planning Authority) in order to prove the nature of the ground and the groundwater conditions therein. The depth of these boreholes shall be adequa te to provide the information necessary to carry out geotechnical analysis demonstrating stability of the base and sides of the proposed excavation. Piezometers shall be installed in all individual sand and gravel or sandstone layers encountered in such bo reholes, and the sections of open borehole between the piezometers shall be sealed to prevent leakage of water between geological layers unless revised proposals are approved in writing by the Mineral Planning Authority.

Reason: To prove the existence of the clay mineral to the depths proposed to be worked (mineral cannot be worked where is does not exist).

57. Once installed, the piezometers shall be protected against damage or interference and subject to monthly water level monitoring to be submitted t o the Mineral Planning Authority within 15 weeks of each set of readings, unless revised proposals are approved in writing by the Mineral Planning Authority. If any of the monitoring piezometers is lost or damaged rendering it inoperable, it must be replaced within ten weeks of the damage or loss.

Reason: To prove the existence of the clay mineral to the depths proposed to be worked. (Mineral cannot be worked where it does not exist). To provide ground water and geological information fundamentally required to assess the practical geotechnicat stability of the site, in particular the stability of the excavation sides and the ability of residual superficial deposits to resist basal heave caused by groundwater pressure in the underlying strata. This in formation will also provide essential information required for the planning and assessment of the feasibility of restoration proposals (see conditions 59 and 60),

58. No waste or restoration materials other than topsoil or subsoil in accordance with the Interdepartmental Committee on the Redevelopment of Contaminated Land Guidelines 59/83 for Parks, Playing Fields and Open Space shall be imported to the site until a restoration scheme has been agreed with the Mineral Planning Authority.

Reason: To protect water resources.

59. No restoration scheme shall incorporate a water body with a top water level above the base of the existing waste deposits in or beneath the adjoining land affected by the Enforcement Notice referred to on drawing 333/109 unless hyd raulic isolation from those wastes can be demonstrated to the written satisfaction of the mineral planning authority as advised by the Environment Agency.

Reason: To protect water resources

60. There shall be no deposit of waste or restoration materials direct into Controlled Waters and controlled waste or leachate from it must not come into contact with groundwater, unless hydraulic isolation from those waters can be demonstrated to the written satisfaction of the Mineral Planning Authority as advised by the Environment Agency.

Reason: To protect water resources.

Further Notes for Committee:

Last Comments By: 30/07/2015 16:37:40 Expiry Date: 17/09/2015

Planning Committee 20 August 2015

Reference: Area Team: Case Officer: Ward: APP/15/00914 South Mr K Spilsbury Bebington

Location: Bebington High School, HIGHER BEBINGTON ROAD, HIGHER BEBINGTON, CH63 2PS Proposal: Variation of condition 2 of APP/09/05586 to extend the permitted hours of use of the existing All Weather Pitch, to 22.00 hours on Mondays, Tuesdays, Wednesdays and Thursdays. Applicant: SPIE Facilities Services Agent : The Clarke Darby Partnership

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Development Plan allocation and policies: Urban Greenspace Primarily Residential Area School Playing Field

Planning History:

Location: Bebington High School, HIGHER BEBINGTON ROAD, HIGHER BEBINGTON, CH63 2PS Application Type: Full Planning Permission Proposal: New all-weather pitch on existing playing field with floodlighting resubmission of APP/09/5586 Application No: APP/10/00766 Decision Date: 11/08/2010 Decision Type: Approve

Location: Bebington High School, Higher Bebington Road, Higher Bebington, Wirral, CH63 2PS Application Type: Full Planning Permission Proposal: New weather pitch to existing playing field including 6 floodlights Application No: APP/09/05586 Decision Date: 10/09/2009 Decision Type: Approve

Location: Bebington High School, HIGHER BEBINGTON ROAD, HIGHER BEBINGTON, CH63 2PS Application Type: Full Planning Permission Proposal: Variation of condition 2 of APP/09/05586 to extend the permitted hours of use of the existing All Weather Pitch, to 22.00 hours on Tuesdays, Wednesdays and Thursdays. Application No: APP/14/00959 Decision Date: 15/09/2014 Decision Type: Approve

Summary Of Representations and Consultations Received:

REPRESENTATIONS: Having regard to the Council Guidance on Publicity for Applications, 62 notifications were sent to adjoining properties. A Site Notice was also displayed. At the time of writing this report no objections have been received.

CONSULTATIONS: Head of Environment & Regulation (Traffic & Transportation Division) - No Objections

Head of Environment & Regulation (Pollution Control Division) - No Objections

Director's Comments:

REASON FOR REFERRAL The application has been taken out of delegation at the request of Councillor Muspratt due to the variation of hours.

INTRODUCTION The proposed development is for the variation of condition 2 of APP/09/05586 to extend the permitted hours of use of the existing All Weather Pitch, to 22.00 hours on Mondays, Tuesdays, Wednesdays and Thursdays.

PRINCIPLE OF DEVELOPMENT The site is located within a primarily residential area and as such the principle of development is acceptable subject to the policies outlined below.

SITE AND SURROUNDINGS The Bebington High College is set within the residential context of Higher Bebington. There are school playing fields to the north and east of the collage and residential properties to the south and west.

The Multi use games area is located to the north east of the college.

POLICY CONTEXT

National Planning Policy Framework (NPPF) Advice within the NPPF attaches great importance to good design and that this is a key aspect of sustainable development. Furthermore that development should function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development.

Wirral Unitary Development Plan Policy HS15 - Non-Residential Development within Primarily Residential Areas states that proposals for small-scale built development and changes of use for non-residential uses will only be permitted where the proposal will not:

(i) be of such scale as to be inappropriate to surrounding development;

(ii) result in a detrimental change in the character of the area; and,

(iii) cause nuisance to neighbouring uses, particularly in respect of noise and disturbance, on-street parking and deliveries by vehicle.

APPEARANCE AND AMENITY ISSUES The development is for the variation of condition 2 of the original application for the all-weather pitch; APP/09/05586 to extend the permitted hours of use of the existing All Weather Pitch, to 22.00 hours on Mondays, Tuesdays, Wednesdays and Thursdays.

The overall principle of the scheme has already been established at the site however the original condition restricted the hours of use by limiting the floodlights to between 21.00 hours and 09.00 hours Monday to Friday and between 18.00 hours and 09.00 hours Saturdays and Sundays.

Planning consent was subsequently granted for a similar development that extended the permitted hours of use of the existing All Weather Pitch, to 22.00 hours on Tuesdays, Wednesdays and Thursdays (APP/14/00959). This was granted for a temporary period of 12 months in order to assess the impact of the development upon residents. This period expires on the 15th September 2015.

The closest properties are located on Kendal Close and Oakleigh Grove and are screened from the pitch by mature trees and shrubs.

The Head of Environment & Regulation (Environmental Health Division) has been consulted and has not raised any objection to the scheme and as such the proposed development is not deemed to result in a detrimental change in the character of the area or cause nuisance to neighbouring uses, particularly in respect of noise and disturbance.

The Head of Environment & Regulation (Traffic & Transportation Division) has been consulted as part of the application and has raised no objection to the scheme with regards to highway safety or parking. As such a refusal of the application on these grounds could not be sustained.

The proposed is considered acceptable in terms of the criteria set out in policy HS15 of Wirral's UDP and the NPPF and is therefore recommended for approval.

SEPARATION DISTANCES Separation distances do not apply in this instance as the all-weather pitch is existing and the application is for a variation of condition

HIGHWAY/TRAFFIC IMPLICATIONS There are no Highway Implications relating to this proposal.

ENVIRONMENTAL/SUSTAINABILITY ISSUES There are no environmental/sustainability issues relating to this proposal.

HEALTH ISSUES There are no health implications relating to this application.

CONCLUSION The variation of condition for the extension of time for the use of the sports pitch until 22.00 hours Monday, Tuesday, Wednesday and Thursday is considered acceptable, it accords with Policy HS15 of the Wirral UDP and the NPPF and is therefore recommended for approval.

Summary of Decision: Having regards to the individual merits of this application the decision to grant Planning Permission has been taken having regards to the relevant Policies and Proposals in the Wirral Unitary Development Pla n (Adopted February 2000) and all relevant material considerations including national policy advice. In reaching this decision the Local Planning Authority has considered the following:-

The variation of condition for the extension of time for the use of the sports pitch until 22.00 hours Monday, Tuesday, Wednesday and Thursday is considered acceptable, it accords with Policy HS15 of the Wirral UDP and the NPPF and is therefore recommended for approval.

Recommended Approve Decision:

Recommended Conditions and Reasons:

1. The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason : To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2. The all-weather pitch shall not be used and floodlights as shown on plan reference 1201 01101 (Dated 07/14) shall be turned off between 22.00 hours and 09.00 Mondays, Tuesdays, Wednesdays and Thursdays, between 21.00 hours and 09.00 hours on Fridays and between 18.00 hours and 09.00 hours on Saturdays and Sundays.

Reason: In the interests of residential amenity having regard to UDP Policy HS15.

Last Comments By: 19/08/2015 11:29:17 Expiry Date: 21/08/2015

WIRRAL COUNCIL

PLANNING COMMITTEE 20 AUGUST 2015

SUBJECT: Confirmation of Tree Preservation Order No 0359 at Orovales, 135 CALDY ROAD, CALDY

WARD/S AFFECTED: WEST KIRBY & THURSTASTON

REPORT OF: Head of Regeneration and Planning Regeneration and Environment Department

RESPONSIBLE PORTFOLIO Councillor Pat Hacket HOLDER:

KEY DECISION? No

1.0 EXECUTIVE SUMMARY

1.1 The purpose of this report is to inform the Committee of an objection to Wirral Borough Council Tree Preservation Order No 359 and to recommend that the Order shall be confirmed.

2.0 BACKGROUND AND KEY ISSUES

2.1 An application has been received and recently approved to develop land for residential development on which trees are present. These consist of a number of trees comprising of contemporary formal planting and landscaping of the grounds of Orovales, which are considered to contribute to the visual amenities of the street scene and wider Caldy Conservation Area.

3.0 OBJECTION(S) TO THE ORDER

3.1 Objections to the Order have been submitted on behalf of the land owners by the agents of the planning application (reference APP/15/00119) for residential development of two additional dwellings within the grounds of the existing house. These objections are as follows:

1. An Area Order has been served with discrepancies of genuine concern; 2. A number of trees should be omitted from the Order due to their condition and safety being in question; and 3. The trees included in the Order have previously had agreement from the Council to be felled following a prior Notification of Works to Trees in a Conservation Area.

4.0 COMMENTS ON THE OBJECTION(S)

4.1 Trees make a major contribution to the quality of Wirral’s environment as well as benefitting wildlife and improving air quality.

4.2 The Council has a duty to make provision for the preservation of trees and woodlands in the interests of amenity. It does this by making Tree Preservation Orders (TPO), the purpose being to protect trees which make a significant impact on their local surroundings.

4.3 The trees are located within Caldy Conservation Area and make a considerable contribution to the setting of that conservation area. Prior to the serving of the Order the trees were afforded some protection by Conservation Area Regulations.

4.4 The Order has been served to protect individual trees and 1 group of trees. It is not a blanket Order that covers the whole site.

4.5 At the time of inspection the trees were in good health and there were no obvious indications of the trees being immediately dangerous, or at an increased risk of failure, than any other trees in good health. The tree survey submitted with the planning application for the erection of 2 new dwellings in the grounds of Orovales made no reference to any immediate safety issues regarding any of the trees on the site. Any trees that were flagged as being “poor” in that survey have not been included in the Order.

4.6 Any tree work recommendations included in the tree survey accompanying the recently approved planning application may still be undertaken under the provisions of the Order. Dead or dangerous trees would also be exempt from the Tree Preservation Order Regulations.

5.0 IMPLICATIONS FOR VOLUNTARY, COMMUNITY AND FAITH GROUPS

5.1 There are no direct implications for voluntary, community or faith groups arising from this report.

6.0 RESOURCE IMPLICATIONS: FINANCIAL; IT; STAFFING; AND ASSETS

6.1 There are no direct implications arising from this report.

7.0 LEGAL IMPLICATIONS

7.1 The principal effect of a TPO is to prohibit the cutting down, uprooting, topping, lopping, wilful damage or wilful destruction of (protected) trees without the LPA's consent. Any such works carried out without consent could result in a prosecution through the courts.

8.0 EQUALITIES IMPLICATIONS

8.1 There are no direct implications arising from this report

9.0 CARBON REDUCTION AND ENVIRONMENTAL IMPLICATIONS

9.1 Trees store carbon within their tissues and continually absorb carbon, helping to offset carbon emissions produced by other urban activities.

10.0 PLANNING AND COMMUNITY SAFETY IMPLICATIONS

10.1 Trees protected by a Tree Preservation Order will need to be subject to the latest statutory procedures set out in the Planning Act and Regulations before any works can be carried out to them and the presence of a TPO would be a material consideration in future planning decisions.

11.0 RECOMMENDATION/S

11.1 That Members confirm Tree Preservation Order WR0359.

12.0 REASON/S FOR RECOMMENDATION/S

12.1 Trees form a prominent part of the Wirral landscape and comprise an essential feature in the special character of many of Wirral’s residential areas. Indeed, even where tree cover is not a distinctive characteristic of a neighbourhood, a single large tree or group of trees can have a significant visual impact within the surrounding area.

12.2 The trees within the landscaped grounds of Orovales on Caldy Road make a valuable contribution to the amenity and landscape character of the local area and stand within Caldy Conservation area.

12.3 It has been the policy to protect many of the important trees in Caldy with Tree Preservation Orders. It is proposed to extend this policy by making the Wirral Borough Council Tree Preservation Order No.359 to protect those trees at Orovales which contribute positively to the amenities of the area.

12.4 Urban trees are a valuable source of ecosystem services in towns and cities. They help alleviate problems associated with the population by improving local air quality, capturing carbon and reducing flooding.

12.5 Urban trees also provide a number of health benefits insomuch as they improve local air and water quality by absorbing and filtering pollutants and contribute to reducing the number of illnesses associated with poor air quality and heat. There is also evidence that urban greenery can help reduce stress levels and improve recovery times from illness.

12.4 Trees also provide a valuable habitat for much of the UK’s urban wildlife, including bats (Entwistle et al., 2001) and bees (RHS, 2012). They provide local residents with a focal point to improve social cohesion and aid education with regards to environmental issues (Trees for Cities, 2011).

REPORT AUTHOR: EriK Bowman

Tree Officer

telephone (0151 691 8193)

email [email protected]

BACKGROUND PAPERS/REFERENCE MATERIAL

Wirral Borough Council Tree Preservation Order No 0359 National Planning Policy Framework https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2 116950.pdf

SUBJECT HISTORY (last 3 years)

Council Meeting Date

N/A

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

WIRRAL COUNCIL

PLANNING COMMITTEE 20 AUGUST 2015

SUBJECT: Confirmation of Tree Preservation Order No 0360 at 4 Sunningdale Drive, BROMBOROUGH

WARD/S AFFECTED: BROMBOROUGH

REPORT OF: Head of Regeneration and Planning Regeneration and Environment Department

RESPONSIBLE PORTFOLIO Councillor Pat Hacket HOLDER:

KEY DECISION? No

1.0 EXECUTIVE SUMMARY

1.1 The purpose of this report is to inform the Committee of an objection to Wirral Borough Council Tree Preservation Order No 360 and to recommend that the Order shall be confirmed.

2.0 BACKGROUND AND KEY ISSUES

2.1 The tree is a Horse Chestnut that stands in the front garden of 4 Sunningdale Drive on the boundary with No.2. The tree is in a prominent location on the corner of Sunningdale Drive with Brookhurst Avenue. The neighbour has installed a driveway beneath the crown of the tree and wishes to remove overhanging branches and/or reduce the crown of the tree. The crown was last reduced in 2012 with the consent of the neighbour.

2.2 This is a prominent tree which stands on the corner of Sunningdale Drive and Brookhurst Avenue which is an important asset to the street scene, linking trees on the adjacent open space to extend along Brookhurst Avenue.

2.3 Trees form a prominent part of the Wirral landscape and comprise an essential feature in the special character of many of Wirral’s residential areas. Indeed, even where tree cover is not a distinctive characteristic of a neighbourhood, a single large tree or group of trees can have a significant visual impact within the surrounding area.

2.4 It has been the policy of the Council to protect as many of the important trees on the Borough with Tree Preservation Orders. It is proposed to protect this tree on Sunningdale Road by confirming Order 0360.

3.0 OBJECTION(S) TO THE ORDER

3.1 The neighbour at 2 Sunningdale Drive has objected to the placing of this Order. The objection is on the grounds that debris from the tree falls onto the neighbours cars and has in the past caused damage and the tree will in the future cause damage to the 2 cars now parked underneath it. The objectors feel that the owner of the tree does not carry out appropriate tree safety management of the tree and there is concern from the neighbour that keeping tree related risks at a level acceptable to them have not been taken into consideration.

4.0 COMMENTS ON THE OBJECTION(S)

4.1 Representations of support for the Tree Preservation Order have been received from the land owner on which the tree is located. A TEMPO (Tree Evaluation Method for Tree Preservation Orders) was used to evaluate and assess the suitability of the tree for a Preservation Order, which scored in favour of serving the Order. The tree was in good health at the time of inspection.

4.2 The owner of the property contacted the Council requesting that a Tree Preservation Order was placed on the tree. The neighbours had constructed a driveway beneath its canopy and the owner felt there would be pressure to prune and/or remove the tree as a result, or that pruning may be carried out without consent.

4.3 Government guidance states that “Authorities can also consider other sources of risks to trees with significant amenity value. For example, changes in property ownership and intentions to fell trees are not always known in advance, so it may sometimes be appropriate to proactively make Orders as a precaution.” In this instance, the tree has significant amenity value in the street scene and wider locality and as such, it is considered expedient to proactively seek to protect the tree and confirm the Tree Preservation Order.

4.4 In the UK, only 6 people a year are killed by falling trees or branches. In a population of 60 million, this means a one in 10 million chance of dying from a falling tree, or a one in 20 million chance of being killed by a tree in a public open space. Media attention, especially after a storm when trees can fall, has created a general misconception in the public’s mind of danger. Risks posed to people and property is actually very low. Defects in trees usually start to develop many years before a tree becomes structurally unsafe and with proper management and regular inspections, such defects along with any other damage likely to result in remedial action being required would ensure any necessary steps can be taken before trees become dangerous. There are also exemptions in the Regulations that are in place that allow for land owners to take steps with regards to dangerous trees, including the provision that allows for deadwood and/or dangerous branches being removed without the need for an application for works to protected trees.

4.5 There is no requirement in common law for hedges to be kept trimmed or to prevent trees branches from spreading over a boundary. A tree owner is not obliged to cut back overhanging branches. However, an owner does have a duty of care with regards to any trees on his/her land. Trees have the potential to become dangerous structures and as such, land owners should ensure they are inspected regularly so that they do not become a danger to people and/or property.

4.6 At the time of inspection, the tree was in good health and there were no indications of the tree being or becoming dangerous, or at an increased risk of failure. The tree has been reduced in size by a qualified tree surgeon and there was no major deadwood present within the tree. The tree is mature and has been present for a long time. Falling leaves/debris is a seasonal occurrence over which land owners have no control. Nor can a land owner have any control over leaves etc. being blown over boundaries onto adjoining land. These objections are not considered sufficient to outweigh the significant and considerable amenity value afforded by this tree in the street scene and the wider locality and as such, it is recommended that the tree preservation order is confirmed.

5.0 IMPLICATIONS FOR VOLUNTARY, COMMUNITY AND FAITH GROUPS

5.1 There are no direct implications for voluntary, community or faith groups arising from this report.

6.0 RESOURCE IMPLICATIONS: FINANCIAL; IT; STAFFING; AND ASSETS

6.1 There are no direct resource implications arising from this report.

7.0 LEGAL IMPLICATIONS

7.1 The principal effect of a TPO is to prohibit the cutting down, uprooting, topping, lopping, wilful damage or wilful destruction of (protected) trees without the LPA's consent. Any such works carried out without consent could result in a prosecution through the courts.

8.0 EQUALITIES IMPLICATIONS

8.1 There are no direct implications arising from this report

9.0 CARBON REDUCTION AND ENVIRONMENTAL IMPLICATIONS

9.1 Trees store carbon within their tissues and continually absorb carbon, helping to offset carbon emissions produced by other urban activities.

10.0 PLANNING AND COMMUNITY SAFETY IMPLICATIONS

10.1 Trees protected by a Tree Preservation Order will need to be subject to the latest statutory procedures set out in the Planning Act and Regulations before any works can be carried out to them and the presence of a TPO would be a material consideration in future planning decisions.

11.0 RECOMMENDATION/S

11.1 That Members confirm Tree Preservation Order WR0360.

12.0 REASON/S FOR RECOMMENDATION/S

12.1 Trees form a prominent part of the Wirral landscape and comprise an essential feature in the special character of many of Wirral’s residential areas. Indeed, even where tree cover is not a distinctive characteristic of a neighbourhood, a single large tree or group of trees can have a significant visual impact within the surrounding area.

12.2 The tree occupies a prominent location on the corner of Sunningdale Drive and Brookhurst Avenue and contributes positively to the street scene and wider locality.

12.3 Urban trees are a valuable source of ecosystem services in towns and cities. They help alleviate problems associated with the population by improving local air quality, capturing carbon and reducing flooding.

12.4 Urban trees also provide a number of health benefits insomuch as they improve local air and water quality by absorbing and filtering pollutants and contribute to reducing the number of illnesses associated with poor air quality and heat. There is also evidence that urban greenery can help reduce stress levels and improve recovery times from illness.

12.5 Trees also provide a valuable habitat for much of the UK’s urban wildlife, including bats (Entwistle et al., 2001) and bees (RHS, 2012). They provide local residents with a focal point to improve social cohesion and aid education with regards to environmental issues (Trees for Cities, 2011).

REPORT AUTHOR: EriK Bowman

Tree Officer

telephone (0151 691 8193)

email [email protected]

BACKGROUND PAPERS/REFERENCE MATERIAL

Wirral Borough Council Tree Preservation Order No 0360 National Planning Policy Framework https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2 116950.pdf

SUBJECT HISTORY (last 3 years)

Council Meeting Date

N/A

Site Plan:

© Crown copyright and database rights 2014 Ordnance Survey 100019803 You are not permitted to copy, sub-licence, distribute or sell any of this data to third parties in any form.

Data Date: 10/08/2015 Planning Applications Decided Under Delegated Powers Between 13/07/2015 and 09/08/2015

Application No.: OUT/15/00183 Application Type: Outline Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 04/08/2015 Decision: Approve Case Officer: Mr K Spilsbury Applicant: Mr Owens Agent: SSA Planning Limited Location: Sonning, 75 OLDFIELD DRIVE, HESWALL, CH60 9HB Proposal: Demolition of dwelling, garage and greenhouse and erection of two dwellings

Application No.: APP/15/00242 Application Type: Full Planning Permission Ward: Greasby Frankby and Decision Level: Delegated Irby Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr S Williamson Applicant: Mr Phil Hopkins Agent: Location: Woodcote, HILL BARK ROAD, IRBY, CH48 1NL Proposal: Retention of dwelling in current position

Application No.: LBC/15/00304 Application Type: Listed Building Consent Ward: Bromborough Decision Level: Delegated Decision Date: 27/07/2015 Decision: Approve Case Officer: Mrs J Malpas Applicant: Agent: Cullen Building Co Ltd Location: 56 GREENDALE ROAD, PORT SUNLIGHT, CH62 5DG Proposal: To change existing bathroom into a wetroom and extractor fan to be fitted

Application No.: APP/15/00324 Application Type: Full Planning Permission Ward: Greasby Frankby and Decision Level: Delegated Irby Decision Date: 03/08/2015 Decision: Refuse Case Officer: Mrs J McMahon Applicant: Mr David Runayne Agent: SDA Architects & Surveyors Location: 16 FINCHDEAN CLOSE, GREASBY, CH49 3QZ Proposal: Double storey rear extension,single storey front/porch extension and single storey extension to garage

Application No.: APP/15/00344 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 13/07/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Mr D Chandler Agent: KJP Architecture Location: 29 THORNTON CRESCENT, GAYTON, CH60 3RR Proposal: Erection of a new dwelling to side of existing property

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 1 of 24 Application No.: ADV/15/00359 Application Type: Advertisement Consent Ward: Leasowe and Moreton Decision Level: Delegated East Decision Date: 31/07/2015 Decision: Not an application Case Officer: Mr N Williams Applicant: Agent: Location: Moreton Library, PASTURE ROAD, MORETON, CH46 8SA Proposal: Erection of 2 wall mounted postercase signs

Application No.: APP/15/00378 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 30/07/2015 Decision: Refuse Case Officer: Mr M Malengo Applicant: Mr Colin Hunt Agent: John Snell Location: 18 BERESFORD ROAD, OXTON, CH43 1XG Proposal: Single storey rear/side extension in addition to previously approved side extension - Amendment to APP/14/00779

Application No.: APP/15/00391 Application Type: Full Planning Permission Ward: West Kirby and Decision Level: Delegated Thurstaston Decision Date: 22/07/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Mr & Mrs G Smith Agent: Collins Architecture Location: 7 KIRBY CLOSE, WEST KIRBY, CH48 2HB Proposal: Single storey rear extension & front porch

Application No.: APP/15/00469 Application Type: Full Planning Permission Ward: New Brighton Decision Level: Delegated Decision Date: 30/07/2015 Decision: Approve Case Officer: Mrs J Malpas Applicant: Mrs Moores & Mr Helmo-Larsen Agent: Cheshire Planning Solutions Ltd Location: 3 NELSON STREET, NEW BRIGHTON, CH45 1NG Proposal: Change of use from a single residence to two apartments; to include a two storey rear extension and the construction of a drive and 2 parking spaces to the front of the property. (Amended description 19th May & Amended plans 6th July).

Application No.: APP/15/00488 Application Type: Full Planning Permission Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 14/07/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Agent: KDP Architects Location: 37 & 38 HAMILTON SQUARE, BIRKENHEAD,WIRRAL CH41 5BP Proposal: Conversion of buildings into 10 No. apartments (8 No. 2-bed apartments and 2 No. 1-bed apartments)

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 2 of 24 Application No.: LBC/15/00489 Application Type: Listed Building Consent Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 15/07/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Agent: KDP Architects Location: 37 & 38 HAMILTON SQUARE, BIRKENHEAD, WIRRAL CH41 5BP Proposal: Conversion of buildings into 10 No. apartments, (8 No. 2-bed apartments and 2 No. 1-bed apartments)

Application No.: APP/15/00494 Application Type: Full Planning Permission Ward: Greasby Frankby and Decision Level: Delegated Irby Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr S Phillips Agent: Location: 12 MESHAM CLOSE, UPTON, CH49 6PB Proposal: Erection of a side conservatory (3.6m X 2.6m) & partial boundary fence.

Application No.: APP/15/00500 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 28/07/2015 Decision: Withdrawn Case Officer: Mrs C Parker Applicant: Agent: Matthews & Goodman LLP Location: Farm Cottage, 33 DOWNHAM ROAD NORTH, HESWALL, CH61 6UN Proposal: Development of four dwellings with associated access and landscaping works.

Application No.: LBC/15/00533 Application Type: Listed Building Consent Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 22/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Agent: Location: Ventilating Station, TAYLOR STREET, BIRKENHEAD Proposal: Replacement of existing mild steel access door with stainless steel exact copy.

Application No.: APP/15/00543 Application Type: Full Planning Permission Ward: Clatterbridge Decision Level: Delegated Decision Date: 30/07/2015 Decision: Approve Case Officer: Mr S Williamson Applicant: Mr Kevin Cox Agent: Mr J Kelly Location: 40 ALISTAIR DRIVE, BROMBOROUGH, CH63 0LH Proposal: Proposed front, side and rear extension

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 3 of 24 Application No.: APP/15/00545 Application Type: Full Planning Permission Ward: Clatterbridge Decision Level: Delegated Decision Date: 22/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr G Phelan Agent: Location: 34 DELVES AVENUE, SPITAL, CH63 9YG Proposal: Erection of single storey porch to front of property and extension of existing single storey garage to front of property. Replace existing flat roof on garage with continuous pitched roof on porch and garage.

Application No.: APP/15/00569 Application Type: Full Planning Permission Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 22/07/2015 Decision: Approve Case Officer: Mrs C Parker Applicant: Agent: Seven Architecture Location: Land on the corner of Bright Street and Bentinck Street adjacent to the Fire Station, EXMOUTH STREET, BIRKENHEAD, CH41 4NF Proposal: New build two storey Youth Zone (known as 'The Hive'). Facilities are grouped around a central recreation space and include a fitness suite, dance performing arts, boxing and martial arts studios with activity room for music, film, multi-media, enterprise and a range of spaces for informal education. The sports hall and roof top sports pitch are complimented by changing facilities.

Application No.: APP/15/00598 Application Type: Full Planning Permission Ward: Eastham Decision Level: Delegated Decision Date: 22/07/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Agent: Location: 138 ALLPORT ROAD, BROMBOROUGH, CH62 6BB Proposal: Change of use of part of highway to seating area.

Application No.: APP/15/00607 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 24/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr T Molyneux Agent: Location: 53 CLAUGHTON FIRS, OXTON, CH43 5TG Proposal: Change of use from B1 commercial to residential.

Application No.: APP/15/00613 Application Type: Full Planning Permission Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 22/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Ms K Litler Agent: Plans Drawn Location: 13 ACUBA GROVE, TRANMERE, CH42 5LY Proposal: Rear single and front, double side extension.

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 4 of 24 Application No.: APP/15/00636 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 31/07/2015 Decision: Approve Case Officer: Mr K Spilsbury Applicant: Mr & Mrs J Hester Agent: Lightblue Solutions Ltd Location: 10 THE RIDGE, HESWALL, CH60 6SP Proposal: Replacement design for two new dwellings

Application No.: APP/15/00640 Application Type: Full Planning Permission Ward: New Brighton Decision Level: Delegated Decision Date: 28/07/2015 Decision: Approve Case Officer: Mrs S Day Applicant: Agent: Location: 3 DUDLEY ROAD, NEW BRIGHTON, CH45 9JP Proposal: Variation to condition 3 of APP/14/00528 to allow opening between 10.00 am and 9.00pm 3 days per week and 10.00am to 5.00pm on Saturdays

Application No.: APP/15/00647 Application Type: Full Planning Permission Ward: Claughton Decision Level: Delegated Decision Date: 17/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr Robinson Agent: Henson Architectural Design Location: 35 NOCTORUM DELL, NOCTORUM, CH43 9UL Proposal: Proposed single storey side extension to create utility and study and single storey rear extension to provide additional living space

Application No.: ADV/15/00648 Application Type: Advertisement Consent Ward: Hoylake and Meols Decision Level: Delegated Decision Date: 13/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: Location: Cosmic News, 36 GRANGE ROAD, WEST KIRBY, CH48 4EF Proposal: 1.Illuminated box LED sign on front and side of convenience store. 2.Small illuminated box LED sign to project on front wall for off license ( please see attached drawing for details)

Application No.: APP/15/00657 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 21/07/2015 Decision: Approve Case Officer: Miss A McDougall Applicant: Mr Craig Murray Agent: Location: 621 BOROUGH ROAD, OXTON, CH42 9QA Proposal: Change of use of ground floor use from office to flat

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 5 of 24 Application No.: ADV/15/00666 Application Type: Advertisement Consent Ward: Heswall Decision Level: Delegated Decision Date: 21/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: Futurama Ltd Location: The Co Operative Pharmacy, 20 VILLAGE ROAD, HESWALL, CH60 0DZ Proposal: 1 x Non Illuminated Fascia 2 x Non Illuminated Window Vinyl

Application No.: APP/15/00671 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 22/07/2015 Decision: Approve Case Officer: Miss A McDougall Applicant: Mr G Butler Agent: SDA Architecture & Surveying Location: Brackenridge, 6 DALESWAY, HESWALL, CH60 4RU Proposal: Single Storey Side and Rear Extension

Application No.: APP/15/00681 Application Type: Full Planning Permission Ward: Pensby and Thingwall Decision Level: Delegated Decision Date: 27/07/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Mr Ian Parr Agent: Mr John Theobald Location: 47 HAWTHORNE DRIVE, PENSBY, CH61 6UP Proposal: Demolition of garage, erection of single storey rear extension, 2 storey front extension and loft conversion with rear dormer

Application No.: ADV/15/00689 Application Type: Advertisement Consent Ward: Clatterbridge Decision Level: Delegated Decision Date: 14/07/2015 Decision: Approve Case Officer: Mr S Williamson Applicant: Agent: Futurama Location: 10 CROSS LANE, BEBINGTON, CH63 3AL Proposal: 1 X 450mm round window vinyl. 1 X .635 X .600 internally illuminated projector

Application No.: APP/15/00698 Application Type: Full Planning Permission Ward: Upton Decision Level: Delegated Decision Date: 13/07/2015 Decision: Refuse Case Officer: Mr N Williams Applicant: Mrs Paula Jones Agent: Location: 48 MEADWAY, UPTON, CH49 6JQ Proposal: Change of use from domestic dwelling to domestic dwelling and childminding premises for up to twelve children (six daytime children and six before and after school)

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 6 of 24 Application No.: APP/15/00699 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 04/08/2015 Decision: Approve Case Officer: Mr K Spilsbury Applicant: Agent: Brock Carmichael Architects Location: Unused Land, BERESFORD ROAD, OXTON, CH43 1XG Proposal: Erection of two semi-detached family homes

Application No.: DPP3/15/00703 Application Type: Work for Council by Council Ward: West Kirby and Decision Level: Delegated Thurstaston Decision Date: 13/07/2015 Decision: Approve Case Officer: Mr K Spilsbury Applicant: Agent: Wirral Council Location: Health Centre, West Kirby Concourse, GRANGE ROAD, WEST KIRBY, CH48 4HX Proposal: A temporary (12 month period) Titan 154 Portakabin Building

Application No.: APP/15/00706 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 31/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr Myles & Ms Sarah Edwards & Agent: Andrew Smith Architects Higgs Location: 40 POPLAR ROAD, OXTON, CH43 5TB Proposal: Proposed two-storey side extension and single storey rear garden room, demolition of existing garage at rear and erection of a 2 car garage/annexe.

Application No.: APP/15/00707 Application Type: Full Planning Permission Ward: Pensby and Thingwall Decision Level: Delegated Decision Date: 14/07/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Agent: Andrew Smith Architects LTD Location: Auntie Jaynes House Day Nursery, 82 WHALEY LANE, IRBY, CH61 3UW Proposal: Proposed two storey extension for 13 No. two to five year olds to serve existing day nursery

Application No.: LBC/15/00708 Application Type: Listed Building Consent Ward: Pensby and Thingwall Decision Level: Delegated Decision Date: 14/07/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Agent: Andrew Smith Architects Ltd Location: Auntie Jaynes House Day Nursery, 82, WHALEY LANE, IRBY, CH61 3UW Proposal: Proposed two storey extension for 13 No. two to five year olds to serve existing nursery

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 7 of 24 Application No.: APP/15/00713 Application Type: Full Planning Permission Ward: Hoylake and Meols Decision Level: Delegated Decision Date: 16/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mrs E Cockrell Agent: Location: 18 GRAHAM ROAD, WEST KIRBY, CH48 5DW Proposal: Rear single storey extension to kitchen/dining area with addition of bathroom (toilet and shower) and conversion of use of outbuildings (to be incorporated into the extension) to be used as utility area.

Application No.: APP/15/00714 Application Type: Full Planning Permission Ward: Leasowe and Moreton Decision Level: Delegated East Decision Date: 14/07/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Agent: Watson Batty Architects Ltd Location: Land adjacent to 60 FENDER VIEW ROAD, MORETON CH46 9RL Proposal: Erection of 4 No. two-storey dwellings

Application No.: APP/15/00715 Application Type: Full Planning Permission Ward: Pensby and Thingwall Decision Level: Delegated Decision Date: 13/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr David Robinson Agent: Location: 63 GWENDOLINE CLOSE, THINGWALL, CH61 1DJ Proposal: Demolition of existing garage and erection of single storey side/rear extension.

Application No.: APP/15/00721 Application Type: Full Planning Permission Ward: Leasowe and Moreton Decision Level: Delegated East Decision Date: 07/08/2015 Decision: Approve Case Officer: Mr K Spilsbury Applicant: Agent: Paddock Johnson Partnership Location: Sunningdale, CHAPELHILL ROAD, MORETON, CH46 9SE Proposal: The proposal includes for repair and improvement works to 18no existing flats. Works include new front entrance doors/screens, re-clad bin enclosures, new balustrading, repainting and replacement spandrel panels/decking. Works also include new external paving and planting areas.

Application No.: APP/15/00725 Application Type: Full Planning Permission Ward: Bebington Decision Level: Delegated Decision Date: 16/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr Peter Furlong Agent: Studio Architecture Location: 23 HEATH ROAD, BEBINGTON, CH63 7PX Proposal: Single storey rear extension to property.

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 8 of 24 Application No.: APP/15/00727 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 04/08/2015 Decision: Approve Case Officer: Mr K Spilsbury Applicant: Agent: Mr John Heath Location: Heswall Golf Club, COTTAGE LANE, GAYTON, CH60 8PB Proposal: Erection of Biomass boiler plant room

Application No.: DLS/15/00729 Application Type: Reserved Matters Ward: Wallasey Decision Level: Delegated Decision Date: 07/08/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: Andrew Smith Architects Ltd Location: Land North of 151 GROVE ROAD, WALLASEY VILLAGE Proposal: Reserved matters application for OUT/12/01508 for the erection of 2no detached dwelling houses

Application No.: APP/15/00731 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 14/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr & Mrs Woollacott Agent: KJP Architecture Location: 9 PARKLANDS DRIVE, GAYTON, CH60 3RU Proposal: Single Storey Rear Extension & Internal Alterations

Application No.: APP/15/00732 Application Type: Full Planning Permission Ward: Claughton Decision Level: Delegated Decision Date: 16/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr L Coffin Agent: PWE Design Location: 7 WEST CLOSE, NOCTORUM, CH43 9RR Proposal: Single storey side extension to garage

Application No.: APP/15/00738 Application Type: Full Planning Permission Ward: Prenton Decision Level: Delegated Decision Date: 06/08/2015 Decision: Refuse Case Officer: Mr P Howson Applicant: Mr D Beecham Agent: SDA Architecture & Surveying Location: Higher Farm, ROMAN ROAD, PRENTON, CH43 3DB Proposal: Development of a new build bungalow, stables, menage and barn

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 9 of 24 Application No.: APP/15/00740 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 28/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr & Mrs P Humphries Agent: Peter Goddard Location: 21 TELEGRAPH ROAD, GAYTON, CH60 8NA Proposal: Single Storey Extension

Application No.: APP/15/00741 Application Type: Full Planning Permission Ward: West Kirby and Decision Level: Delegated Thurstaston Decision Date: 07/08/2015 Decision: Approve Case Officer: Mrs S Day Applicant: Mr S Carney Agent: Matthews and Goodman LLP Location: Beacon Tor, VILLAGE ROAD, WEST KIRBY, CH48 7HF Proposal: The erection of a self contained dwelling to be used in conjunction with Beacon Tor

Application No.: APP/15/00742 Application Type: Full Planning Permission Ward: Greasby Frankby and Decision Level: Delegated Irby Decision Date: 29/07/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Mr D Thomas Agent: grid53 Location: 20 SEAVIEW LANE, IRBY, CH61 3UL Proposal: Demolition of existing lean-to garage and reconstruction of new side and rear extension.

Application No.: APP/15/00743 Application Type: Full Planning Permission Ward: Bromborough Decision Level: Delegated Decision Date: 13/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mr Ian Francis Moran Agent: Location: The Nook, DELTA ROAD EAST, BIRKENHEAD, CH42 1PR Proposal: To bring forward the kitchen wall to extend the room by approx 2m and erect a balcony over the front door.

Application No.: APP/15/00744 Application Type: Full Planning Permission Ward: Rock Ferry Decision Level: Delegated Decision Date: 04/08/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Mr D Smith Agent: Mr R Schumacher Location: 194 BEDFORD ROAD, ROCK FERRY, CH42 2AT Proposal: Proposed new basement flat

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 10 of 24 Application No.: APP/15/00745 Application Type: Full Planning Permission Ward: Moreton West and Decision Level: Delegated Saughall Massie Decision Date: 28/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr P Leising Agent: C W Jones Location: 54 BIRCH AVENUE, UPTON, CH49 4LT Proposal: Retention of two storey rear extension and part first floor extensions.

Application No.: APP/15/00746 Application Type: Full Planning Permission Ward: Liscard Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Ms H Jones Agent: CTA Architects. Location: 16 LYNWOOD AVENUE, LISCARD, CH44 5SA Proposal: Ground floor rear extension.

Application No.: APP/15/00748 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 17/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr Barry Holt Agent: Location: Woodbine Cottage, HOLMSIDE LANE, OXTON, CH43 2NL Proposal: New detached garage.

Application No.: OUT/15/00750 Application Type: Outline Planning Permission Ward: West Kirby and Decision Level: Delegated Thurstaston Decision Date: 16/07/2015 Decision: Approve Case Officer: Miss A McDougall Applicant: Mrs S Hickman Agent: SHACK Architecture ltd Location: 1 DARMONDS GREEN, WEST KIRBY, CH48 5DT Proposal: Outline planning application for single detached dwelling

Application No.: ADV/15/00751 Application Type: Advertisement Consent Ward: Oxton Decision Level: Delegated Decision Date: 29/07/2015 Decision: Refuse Case Officer: Mrs J McMahon Applicant: Agent: Tara Signs Location: Renault Wirral Ltd, 474 WOODCHURCH ROAD, PRENTON, CH43 0SE Proposal: 1 Free standing double sided pylon sign and re-location of existing pylon.

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 11 of 24 Application No.: APP/15/00753 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 21/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr A Wheelan Agent: Kriss Cringle Associates Location: 33 LATCHFORD ROAD, GAYTON, CH60 3RN Proposal: Construction of a masonry wall and metal railing / gates to the front boundary of the property.

Application No.: APP/15/00754 Application Type: Full Planning Permission Ward: Bromborough Decision Level: Delegated Decision Date: 20/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr M Coughlin Agent: KKA Architecture Location: 24 CROFT AVENUE, BROMBOROUGH, CH62 2BP Proposal: Single storey side and rear extension, first floor side extension.

Application No.: APP/15/00757 Application Type: Full Planning Permission Ward: Leasowe and Moreton Decision Level: Delegated East Decision Date: 20/07/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Mr L Smith Agent: John Kelshaw Architect Location: 136 PASTURE ROAD, MORETON, CH46 4TD Proposal: Proposed two storey rear extension and loft conversion with new front and rear dormer windows.

Application No.: APP/15/00760 Application Type: Full Planning Permission Ward: West Kirby and Decision Level: Delegated Thurstaston Decision Date: 24/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr & Mrs P Ward Agent: Bryson McHugh Architects Location: 3 HILLSIDE ROAD, NEWTON, CH48 8BD Proposal: Erection of single storey side extension

Application No.: APP/15/00761 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Ms S Reynolds Agent: SDA Architecture & Surveying Location: 42 HOLM LANE, OXTON, CH43 2HR Proposal: Hard surfacing of front garden (Retrospective Planning)

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 12 of 24 Application No.: APP/15/00762 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 21/07/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Mr G Jones Agent: John Kelshaw Architect Location: West Ridge, 23 PARK WEST, HESWALL, CH60 9JE Proposal: Raise height and remodelling of existing dwelling to include dormers to front and rear elevation, two storey front entrance feature and two storey glazed extension with external terrace at 2nd floor level to the rear.

Application No.: APP/15/00764 Application Type: Full Planning Permission Ward: Upton Decision Level: Delegated Decision Date: 04/08/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Agent: Bryson McHugh Architects Location: Former Shell Service Station, CHURCH LANE, WOODCHURCH, CH49 7LR Proposal: Variation of Condition 8 of planning permission APP/14/01196 to amend operating hours to 07:00 - 20:30

Application No.: ADV/15/00765 Application Type: Advertisement Consent Ward: Oxton Decision Level: Delegated Decision Date: 27/07/2015 Decision: Approve Case Officer: Mr S Lacey Applicant: Agent: Hawes Signs Ltd Location: Lookers, 6 WOODCHURCH ROAD, OXTON, CH41 2UF Proposal: Erection of 8 internally illuminated fascia signs on the building (signs B, C, D, E, and I) and erection of one directional sign (sign G) and erection of two internally illuminated freestanding signs (sign A and F).

Application No.: APP/15/00766 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Mr & Mrs Risk Agent: 1st Choice design solutions Location: 26 GULLS WAY, HESWALL, CH60 9JQ Proposal: To erect and install a 7.870m wide by 2.7m projecting single storey glass room infil extension onto the rear elevation of the host building.

Application No.: APP/15/00767 Application Type: Full Planning Permission Ward: West Kirby and Decision Level: Delegated Thurstaston Decision Date: 05/08/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Agent: Bryson McHugh Architects Location: 106 THURSTASTON ROAD, THURSTASTON, CH61 0HG Proposal: Erection of 1800mm high fence and loss of two car parking spaces

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 13 of 24 Application No.: APP/15/00768 Application Type: Full Planning Permission Ward: Leasowe and Moreton Decision Level: Delegated East Decision Date: 04/08/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr Andrew Harvey Agent: J. Bargiel Architectural Consultants Location: 59 BLUNDELLS DRIVE, MORETON, CH46 8SP Proposal: Replacement utility room & new garage store to side/rear.

Application No.: APP/15/00769 Application Type: Full Planning Permission Ward: Hoylake and Meols Decision Level: Delegated Decision Date: 30/07/2015 Decision: Approve Case Officer: Mrs S Day Applicant: Mr & Mrs P Dransfield Agent: WIRRAL PLANNING ADVICE & APPEALS SERVICE Location: Four Foxes, Park Road, Meols, Wirral, CH47 7BE Proposal: Erection of extensions and increase in roof height as amendments to the previous approval APP/13/01392

Application No.: APP/15/00770 Application Type: Full Planning Permission Ward: Bebington Decision Level: Delegated Decision Date: 21/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mr Lewis Agent: Location: 5 FFRANCON DRIVE, HIGHER BEBINGTON, CH63 5JL Proposal: Single storey garage conversion at side and single storey rear extension for a granny flat

Application No.: APP/15/00773 Application Type: Full Planning Permission Ward: Upton Decision Level: Delegated Decision Date: 24/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr & Mrs Taylor-Reid Agent: PWE Design Location: 40 SHERRY LANE, WOODCHURCH, CH49 5LT Proposal: First floor side extension above garage

Application No.: APP/15/00774 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 24/07/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Lianne Nugent Agent: Bryson McHugh Architects Location: 30 PALM GROVE, CLAUGHTON, CH43 1TF Proposal: Single storey side and rear extension

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 14 of 24 Application No.: APP/15/00778 Application Type: Full Planning Permission Ward: Greasby Frankby and Decision Level: Delegated Irby Decision Date: 21/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mr M Carter Agent: Bryson McHugh Architects Location: 84 BROOKDALE AVENUE SOUTH, GREASBY, CH49 1SP Proposal: Two Storey Side Extension and Alterations to Garage

Application No.: APP/15/00787 Application Type: Full Planning Permission Ward: Eastham Decision Level: Delegated Decision Date: 24/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr A Wainwright Agent: Location: 35 BRANCOTE GARDENS, BROMBOROUGH, CH62 6AH Proposal: Proposed first floor rear extension (amended new bathroom window).

Application No.: APP/15/00788 Application Type: Full Planning Permission Ward: Greasby Frankby and Decision Level: Delegated Irby Decision Date: 24/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr & Mrs Norman Agent: KJP Architecture Location: 19 Barker Lane, Greasby, Wirral, CH49 3NX Proposal: 2 storey side and single storey rear extensions

Application No.: APP/15/00790 Application Type: Full Planning Permission Ward: Bromborough Decision Level: Delegated Decision Date: 22/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mr P Moynihan Agent: Balmer Design Services Location: 45 STANHOPE DRIVE, BROMBOROUGH, CH62 2DF Proposal: 2 Storey side and rear extension

Application No.: APP/15/00797 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mr J Innes Agent: Mr R Turner Location: Cherry Trees, 38 FARR HALL DRIVE, HESWALL, CH60 4SE Proposal: Proposed partial demolition, extensions and internal alterations to existing dwelling.

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 15 of 24 Application No.: APP/15/00799 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Mr L Bradley Agent: Location: 58 CHRISTCHURCH ROAD, OXTON, CH43 5SF Proposal: Variation of Condition 1 on planning permission 99/05964 to extend opening hours until 23:00

Application No.: APP/15/00801 Application Type: Full Planning Permission Ward: Greasby Frankby and Decision Level: Delegated Irby Decision Date: 28/07/2015 Decision: Approve Case Officer: Mr K Spilsbury Applicant: Agent: Savills (UK) Limited Location: McDonalds, UPTON BYPASS, UPTON, CH49 6QG Proposal: Removal of condition 2 of planning permission APP/2008/6938 to allow 24hr opening.

Application No.: ADV/15/00802 Application Type: Advertisement Consent Ward: Bromborough Decision Level: Delegated Decision Date: 24/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: Styles and Wood Ltd Location: Natwest Bank, 93 GREENDALE ROAD, PORT SUNLIGHT, CH62 4XE Proposal: Proposal for advertisement signage for; 1 non- illuminated lettering, 1 non- illuminated projecting sign, 1 ATM bezel and 1 miscellaneous permitted development non-illuminated signage items. Proposed 1 - Fascia 1 x 490mm Purple non-illuminated letters 2 - Projecting Sign 1x 500mm non-illuminated 3 - 1 x Post mounted chevron sign 4 – 1 x Purple Bezel 5 - Nameplate

Application No.: RESX/15/00803 Application Type: Prior Approval Householder PD Ward: Prenton Decision Level: Delegated Decision Date: 14/07/2015 Decision: Prior approval is not required Case Officer: Mrs MA Jackson Applicant: MR & MRS STRAHAN Agent: Hardmans Double Glazing Location: 13 BRYANSTON ROAD, PRENTON, CH42 8PT Proposal: Erection of a single storey rear conservatory which would extend beyond the rear wall of the original house by 4.9m for which the maximum height would be 3.8m and for which the height of the eaves would be 2.4m

Application No.: APP/15/00804 Application Type: Full Planning Permission Ward: Hoylake and Meols Decision Level: Delegated Decision Date: 13/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: Weightman & Bullen ltd Location: Great Meols Primary School, ELWYN ROAD, MEOLS, CH47 7AP Proposal: Retrospective application for the erection of new heating flue to Activity Hall

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 16 of 24 Application No.: APP/15/00807 Application Type: Full Planning Permission Ward: Bebington Decision Level: Delegated Decision Date: 30/07/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr D Miller Agent: Neville Pickard Location: 27 WITHERT AVENUE, HIGHER BEBINGTON, CH63 5NE Proposal: Single storey side extension

Application No.: ADV/15/00809 Application Type: Advertisement Consent Ward: Heswall Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr S Williamson Applicant: Agent: WDR & RT Taggart Location: Marks and Spencers, 136 TELEGRAPH ROAD, HESWALL, CH60 0AH Proposal: Existing External Signage to be removed and replaced with new signs including 4 no. metal fascia, 2 no. window plaques and 1 no. Metal Delivery Sign

Application No.: APP/15/00810 Application Type: Full Planning Permission Ward: West Kirby and Decision Level: Delegated Thurstaston Decision Date: 04/08/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mrs P Faragher Agent: Garry Usherwood Associates Limited Location: Holly Tree House, COLUMN ROAD, NEWTON, CH48 1LG Proposal: Erection of new dormer bungalow and detached garage

Application No.: APP/15/00813 Application Type: Full Planning Permission Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mrs M Stevenson Agent: AHR Location: St Werburghs RC Aided Primary School, PARK GROVE, TRANMERE, CH41 2TD Proposal: New ramp design proposed in existing location

Application No.: APP/15/00815 Application Type: Full Planning Permission Ward: Wallasey Decision Level: Delegated Decision Date: 29/07/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Agent: Thomas Associates Architects Location: Lifeboat Station, COASTAL DRIVE, WALLASEY VILLAGE, CH45 1PZ Proposal: Small storage unit (6 x2.4 x2.4m) sited next to temporary Hovercraft Station Garage

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 17 of 24 Application No.: ADV/15/00816 Application Type: Advertisement Consent Ward: Eastham Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Agent: Currie & Brown UK Ltd Location: 1196 NEW CHESTER ROAD, EASTHAM, CH62 9AE Proposal: Installation of illuminated ATM surround

Application No.: APP/15/00817 Application Type: Full Planning Permission Ward: Eastham Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Agent: Currie & Brown UK Ltd Location: 1196 NEW CHESTER ROAD, EASTHAM, CH62 9AE Proposal: Relocation of 1 No. 'NatWest' branded automatic transfer machine (ATM), installation of steel security door and the formation of a secure ATM servicing room

Application No.: APP/15/00819 Application Type: Full Planning Permission Ward: Bromborough Decision Level: Delegated Decision Date: 05/08/2015 Decision: Approve Case Officer: Mr K Spilsbury Applicant: Agent: Condy & Lofthouse Ltd Location: 7 CALDBECK ROAD, BROMBOROUGH, CH62 3PL Proposal: Change of Use for currently vacant warehouse that was previously a bakery (Use Class B1) to a Storage and Distribution unit (Use Class B8) for construction equipment. The proposal includes some internal improvements to provide office space and facilities for staff (Amended Description)

Application No.: APP/15/00820 Application Type: Full Planning Permission Ward: Hoylake and Meols Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mr Simon Ellis-Jones Agent: CADStation Ltd Location: 3A PARK ROAD, WEST KIRBY, CH48 4DN Proposal: Erection of rear balcony at first floor (Amended Description)

Application No.: APP/15/00822 Application Type: Full Planning Permission Ward: Clatterbridge Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr J Ireland Agent: CADStation Ltd Location: 41 MARFORDS AVENUE, BROMBOROUGH, CH63 0JH Proposal: First floor extension over garage and single storey extension

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 18 of 24 Application No.: APP/15/00825 Application Type: Full Planning Permission Ward: Clatterbridge Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Mr Paul Gordon Agent: Location: 2 LINKS CLOSE, RABY MERE, CH63 0PL Proposal: Extension of lounge/garage extension at front of dwelling house.

Application No.: ADV/15/00826 Application Type: Advertisement Consent Ward: Bromborough Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr Eric Broughton Agent: Bilfinger GVA Location: Unit 6, Riverview Business Park, Bromborough,Wirral, CH62 3RH Proposal: Erection of 2 Fascia Signs and 1 monolith sign freestanding

Application No.: LBC/15/00832 Application Type: Listed Building Consent Ward: Bromborough Decision Level: Delegated Decision Date: 27/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: Styles and Wood Ltd Location: Natwest Bank, 93 GREENDALE ROAD, PORT SUNLIGHT, CH62 4XE Proposal: Proposal for advertisement signage for; 1 non- illuminated lettering, 1 non- illuminated projecting sign, 1 ATM bezel and 1 miscellaneous permitted development non-illuminated signage items.

Application No.: RESX/15/00833 Application Type: Prior Approval Householder PD Ward: Bebington Decision Level: Delegated Decision Date: 22/07/2015 Decision: Prior approval is not required Case Officer: Mrs J McMahon Applicant: Mr K Press Agent: PWE Design Location: 11 HEATHFIELD ROAD, BEBINGTON, CH63 3BR Proposal: Erection of a single storey rear extension which would extend beyond the rear wall of the original house by 3.8m for which the maximum height would be 2.8m and for which the height of the eaves would be 2.6m

Application No.: APP/15/00835 Application Type: Full Planning Permission Ward: Upton Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: AHR Ltd Location: St Josephs R C Aided Primary School, MORETON ROAD, UPTON, CH49 4LL Proposal: New 2m high Paladin fencing to boundary to create safe area around school building

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 19 of 24 Application No.: APP/15/00836 Application Type: Full Planning Permission Ward: Heswall Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mrs J McMahon Applicant: Mrs S Sherkat Agent: Abacus Design Location: 6 STRATHALLAN CLOSE, HESWALL, CH60 6SU Proposal: Alteration to front elevation of existing house to provide a tile hung canopy roof

Application No.: APP/15/00837 Application Type: Full Planning Permission Ward: Moreton West and Decision Level: Delegated Saughall Massie Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr M Malengo Applicant: Mr J Birks Agent: PWE Design Location: 12 BRADMAN ROAD, MORETON, CH46 7SH Proposal: Detached Garden Annexe

Application No.: APP/15/00840 Application Type: Full Planning Permission Ward: Wallasey Decision Level: Delegated Decision Date: 27/07/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mr J Verdier Agent: CADStation Ltd Location: 10 BAYSWATER ROAD, WALLASEY VILLAGE, CH45 8JZ Proposal: First floor extension over existing study and kitchen.

Application No.: APP/15/00841 Application Type: Full Planning Permission Ward: Claughton Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr P Farragher Agent: Bryson McHugh Architects Location: Lyndhurst, 4 VYNER ROAD SOUTH, BIDSTON, CH43 7PR Proposal: AMENDED DESCRIPTION: Retrospective application for extension and modification to property including terrace at first floor level

Application No.: LDP/15/00847 Application Type: Lawful Development Certificate Proposed Ward: Hoylake and Meols Decision Level: Delegated Decision Date: 04/08/2015 Decision: Lawful Use Case Officer: Mr S Williamson Applicant: Mr P Allen Agent: Kriss Cringle Associates Location: 65 QUEENS AVENUE, MEOLS, CH47 0LS Proposal: The erection of a single storey extension at the rear of the property and the demolition of a chimney stack.

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 20 of 24 Application No.: RESX/15/00849 Application Type: Prior Approval Householder PD Ward: Greasby Frankby and Decision Level: Delegated Irby Decision Date: 21/07/2015 Decision: Prior approval is not required Case Officer: Mrs MA Jackson Applicant: Mr C Ramsden Agent: C W Jones Location: 191 IRBY ROAD, IRBY, CH61 2XE Proposal: Erection of a single storey rear extension which would extend beyond the rear wall of the original house by 4m for which the maximum height would be 3.9m and for which the height of the eaves would be 2.5m

Application No.: APP/15/00850 Application Type: Full Planning Permission Ward: Moreton West and Decision Level: Delegated Saughall Massie Decision Date: 03/08/2015 Decision: Refuse Case Officer: Mrs MA Jackson Applicant: Mr Gordon Abbott Agent: Location: 39 MERLIN AVENUE, UPTON, CH49 4PT Proposal: Proposed side rear extension

Application No.: APP/15/00852 Application Type: Full Planning Permission Ward: Bromborough Decision Level: Delegated Decision Date: 30/07/2015 Decision: Approve Case Officer: Ms J Storey Applicant: Agent: Paddock Johnson Partnership Location: 23 PARK ROAD, PORT SUNLIGHT, CH62 4US Proposal: Change of use of existing 5 bedroom residential corner house (Listed Building), to museum and exhibition space for the use of the Port Sunlight Museum and Garden Village. No alterations are proposed apart from the provision of disabled public access from the rear of the building.

Application No.: ADV/15/00854 Application Type: Advertisement Consent Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: Location: COPPERFIELD, 38 HAMILTON STREET, BIRKENHEAD, CH41 5AD Proposal: Erection of a non illuminated graphical poster (3.1m x 4.1m x 0.05)

Application No.: APP/15/00855 Application Type: Full Planning Permission Ward: Pensby and Thingwall Decision Level: Delegated Decision Date: 06/08/2015 Decision: Approve Case Officer: Mrs MA Jackson Applicant: Mr Francis Armstrong Agent: C W Jones Location: 4 SUNNINGDALE DRIVE, THINGWALL, CH61 9PP Proposal: Single storey front extension.

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 21 of 24 Application No.: APP/15/00863 Application Type: Full Planning Permission Ward: Bidston and St James Decision Level: Delegated Decision Date: 07/08/2015 Decision: Approve Case Officer: Mr N Williams Applicant: Mr P Edge Agent: Bryson McHugh Architects Location: Cartref, 47 ELEANOR ROAD, BIDSTON, CH43 7QN Proposal: Extension to the rear

Application No.: RESX/15/00867 Application Type: Prior Approval Householder PD Ward: Moreton West and Decision Level: Delegated Saughall Massie Decision Date: 14/07/2015 Decision: Prior approval is not required Case Officer: Mrs S Day Applicant: Mr & Mrs McColgan Agent: Proserve Survey Ltd Location: 31 OVERCHURCH ROAD, UPTON, CH49 4NW Proposal: Erection of a conservatory which would extend beyond the rear wall of the original house by 4.85m for which the maximum height would be less than 4m and for which the height of the eaves would be less than 3m

Application No.: RESX/15/00868 Application Type: Prior Approval Householder PD Ward: West Kirby and Decision Level: Delegated Thurstaston Decision Date: 21/07/2015 Decision: Prior approval is not required Case Officer: Mr M Malengo Applicant: Mr M Swann Agent: Location: 82 COVERTSIDE, NEWTON, CH48 9UL Proposal: Erection of a single storey rear extension which would extend beyond the rear wall of the original house by 4m for which the maximum height would be 3.5m and for which the height of the eaves would be 2.7m.

Application No.: APP/15/00869 Application Type: Full Planning Permission Ward: Pensby and Thingwall Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Mrs E McAdam Agent: Mr Kevin Morris Location: 133 KINGS DRIVE, IRBY, CH61 9QE Proposal: Demolition of existing side outbuilding to create space for a seperate new build 4 bedroom detached house.

Application No.: LBC/15/00870 Application Type: Listed Building Consent Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr P Howson Applicant: Agent: Location: 38 HAMILTON STREET, BIRKENHEAD, CH41 5AD Proposal: Replace degraded artists work on "billboard" style relief to side of upper floor elevation with artists image of associations 50m year trading

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 22 of 24 Application No.: APP/15/00874 Application Type: Full Planning Permission Ward: Oxton Decision Level: Delegated Decision Date: 03/08/2015 Decision: Approve Case Officer: Mr S Lacey Applicant: Ms D Owen Agent: The Kenefick Jones Partnership Ltd Location: Cosy Corner Day Nursery 36 LORNE ROAD, OXTON, CH43 2JN Proposal: Single Storey Rear Extension & Covered Walkway - with no increase in child places.

Application No.: RESX/15/00877 Application Type: Prior Approval Householder PD Ward: Liscard Decision Level: Delegated Decision Date: 24/07/2015 Decision: Prior approval is not required Case Officer: Mr S Williamson Applicant: Mr Adam Ellis Agent: Bryson McHugh Architects Location: 192 MOSSLANDS DRIVE, WALLASEY VILLAGE, CH44 2EF Proposal: Erection of a single storey rear extension which would extend beyond the rear wall of the original house by 3.100m for which the maximum height would be 3.831m and for which the height of the eaves would be 2.560m

Application No.: ADV/15/00879 Application Type: Advertisement Consent Ward: Birkenhead and Decision Level: Delegated Tranmere Decision Date: 27/07/2015 Decision: Approve Case Officer: Mr S Lacey Applicant: Agent: NIS Signs Location: Burtons, 4-6 ST JOHNS PAVEMENT, BIRKENHEAD, CH41 2YB Proposal: Replacement of existing fascia sign above entrance to store.

Application No.: RESX/15/00894 Application Type: Prior Approval Householder PD Ward: Eastham Decision Level: Delegated Decision Date: 21/07/2015 Decision: Prior approval is not required Case Officer: Mr M Malengo Applicant: Mr Tony Walsh Agent: Location: 28 EDGEWOOD DRIVE, EASTHAM, CH62 6DP Proposal: Erection of a conservatory which would extend beyond the rear wall of the original house by 4m for which the maximum height would be 3.2m and for which the height of the eaves would be 2.1m

Application No.: RESX/15/00909 Application Type: Prior Approval Householder PD Ward: Rock Ferry Decision Level: Delegated Decision Date: 27/07/2015 Decision: Prior approval is not required Case Officer: Mrs J McMahon Applicant: Mr Marcus Bellerby Agent: CH DESIGN Location: 75 GROVE ROAD, ROCK FERRY, CH42 3XT Proposal: Erection of a single storey rear extension which would extend beyond the rear wall of the original house by 5950mm for which the maximum height would be 3m and for which the height of the eaves would be 3m

H:\TechServ\DCData\Crystal Reports\DC Reports\Delegated Decisions for committee agenda.rpt Page 23 of 24 Application No.: RESX/15/00924 Application Type: Prior Approval Householder PD Ward: Hoylake and Meols Decision Level: Delegated Decision Date: 03/08/2015 Decision: Prior approval is not required Case Officer: Mr P Howson Applicant: Mr Nick Roland Agent: Bryson McHugh Architects Location: 23 BERTRAM DRIVE, MEOLS, CH47 0LG Proposal: Erection of a single storey rear extension which would extend beyond the rear wall of the original house by 3.725m for which the maximum height would be 3.770m and for which the height of the eaves would be 2.360m

Application No.: RESX/15/00933 Application Type: Prior Approval Householder PD Ward: Moreton West and Decision Level: Delegated Saughall Massie Decision Date: 28/07/2015 Decision: Prior approval is not required Case Officer: Mrs J McMahon Applicant: Mr B Askew Agent: Hogan Drawing Shop Ltd Location: 27 CARR GATE, MORETON, CH46 6EQ Proposal: Erection of a single storey rear extension which would extend beyond the rear wall of the original house by 4m for which the maximum height would be 3.44m and for which the height of the eaves would be 2.25m

Total Number of Applications Decided: 117

Summary of data

Total Per D ecision Ty Approve pe 98 Lawful Use 1

Not an application 1

Prior approval is not required 10

Refuse 6

Withdrawn 1

Report Total 117

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