DUXBURY PARK, DUXBURY HALL ROAD, CHORLEY, PR7 4AT
Proposed Development of Children’s Adventure Play Area and Miniature Golf Course
PLANNING STATEMENT
March 2021
PLANNING STATEMENT DUXBURY PARK, CHORLEY
REPORT CONTROL
Document Planning Statement
Project Duxbury Hall
Client Glendale Golf Limited
Job Number 21-1052
Z:\Client files\21-1002 to 21-\21-1052 Adventure Play and Golf - Duxbury File storage Park
Document Checking
Primary Author: Rachael Leather Initialled: RL
Contributor: Initialled:
Reviewer: Catherine Johns Initialled: CJ
Revision Status
Issue Date Status Checked for issue
1 05.03.2021 DRAFT_v1
2 30.03.2021 ISSUE VERSION CJ
3
4
Page / 2
PLANNING STATEMENT DUXBURY PARK, CHORLEY
CONTENTS
1 INTRODUCTION
2 SITE DESCRIPTION
3 PLANNING HISTORY
4 PRE-APPLICATION ADVICE
5 PROPOSED DEVELOPMENT
6 TECHNICAL CONSIDERATIONS
7 PLANNING POLICY CONTEXT
8 PLANNING POLICY ASSESSMENT
9 CONCLUSIONS
Page / 3
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/1 INTRODUCTION
1.1. PWA Planning is retained by Glendale Golf Limited (‘the applicant’) to progress a full planning application for the development of a children’s adventure play area and miniature golf course (‘the proposed development’) at Duxbury Park, Duxbury Hall Road, Chorley, Lancashire, PR7 4AT (‘the application site’). The planning application is made to Chorley Council (‘the Local Planning Authority’) as a full planning application and relates to the red edge application site boundary defined on the Location Plan.
1.2. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning applications to be determined in accordance with the Development Plan unless material considerations indicate otherwise. This Planning Statement will demonstrate that the proposals accord with the provisions of the relevant policies of the Development Plan, and moreover that there are other significant material considerations which indicate that planning permission ought to be granted. In addition, the Statement will seek to demonstrate that there are no technical reasons which could hinder the grant of planning permission.
1.3. A previous scheme for a proposed children’s play area was approved within the site, on 7th February 2020 under permission ref. 19/01165/FUL. This scheme proposes a similar scheme for a children’s play area, albeit a different layout and additional proposed miniature golf course, as discussed in detail within this statement.
1.4. This Statement should be read in conjunction with the submitted application package, which includes the following documents:
• 1APP form and certificates • Drawn Information: o Location Plan 1:2500 o Location Plan 1:1250 (ref. EAD_071_01) o Existing Site Plan (ref. EAD_071_02) o Proposed Site Plan (ref. EAD_71_03)
Page / 4
PLANNING STATEMENT DUXBURY PARK, CHORLEY
o Golf Course Layout Plan (ref. 3300 GA And Hole By Holes). o Mayflower Layout Plan and Elevations (ref. 3300 Mayflower ship).
• Planning Statement (this document); • Tree Survey and Arboricultural Impact Assessment; • Coal Mining Risk Assessment; • Ecological Appraisal; • Heritage Statement; and • CIL Forms.
Page / 5
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/2 SITE DESCRIPTION
2.1. The application site comprises of public open space associated with Duxbury Park, which is located approximately 2.9km south of Chorley and 2.4km north of Adlington. The site is owned by Chorley Council, but managed and run by the applicants, Glendale Golf.
2.2. The site is irregular in shape, comprising mainly of a lawned area enclosed by mature trees, woodland paths and areas of formal and informal planting, which wraps around the Duxbury Park Business Centre and Duxbury Golf Clubhouse. Directly in front of the Golf Clubhouse within the site is an existing play area comprising a sand pit, play equipment and seating areas. The site topography is generally flat, with the exception of the western edge which falls down to the River Yarrow Valley.
2.3. To the northwest of the site is the Duxbury Park Business Centre and Golf Clubhouse. The golf course extends to the south, east and north of the application site. Parking is currently provided to the northwest of the Business Centre, with additional parking located along Duxbury Hall Drive which serves the club.
2.4. The boundary of the site consists of a mixture of stone walls, fencing and mature trees, which largely screens the site from surrounding viewpoints.
2.5. The site is accessed from Duxbury Hall Road, which leads onto Duxbury Park Drive, a private estate road located on the western edge of the golf course leading to the existing car parks that serve the golf course and Duxbury Park Business Centre.
Page / 6
PLANNING STATEMENT DUXBURY PARK, CHORLEY
Figure 1: Aerial image showing site location (not to scale) (Source: Google Maps)
2.6. The application site is not within an area defined as at risk from flooding according to the Environment Agency’s Flood Risk Map and is not subject to any ecological designations. The site is not subject to any cultural heritage designations itself, although the grade II listed Duxbury Hall Coach house and Chorley Lodge are both located to the west of the application site.
2.7. The site lies within the Green Belt and is also within, but on the edge of, Yarrow Valley Country Park. The site is covered by a designation depicting the Minerals Safeguarding Area.
Page / 7
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/3 PLANNING HISTORY
3.1. A search of the planning history of the site has been completed on Chorley Council’s planning search. As mentioned previously, there is extant consent for a children’s play area within the same site area, under planning permission ref. 19/01165/FUL, approved on 7th February 2020. The application at hand proposes a different layout and additional miniature golf course, as discussed in Section 5 of this statement.
3.2. The following applications, within wider site associated with Duxbury Hall, include:
• Application ref. 20/00009/FUL. Demolition of Existing Building and Erection of Replacement Events Building. Withdrawn. 22nd February 2021. • Application ref. 19/00354/LBC. Listed Building Consent for Revised / Additional Ventilation detailing. Approved. 10th June 2019. • Application ref. 18/00786/LBC. Application for Listed Building Consent for Alterations to Roof / Ventilation Detailing. Approved 10th October 2018. • Application ref. 18/00515/LBC. Application for Listed Building Consent: Demolition of the External Porch, Internal and External Alterations, Replacement of and Installation of 1no. New Conservation Rooflight. Approved. 12th July 2018. • Application ref. 18/00514/FUL. Insertion of 1no. Conservation Roof Light to North Elevation. Approved. 13th July 2016. • Application ref. 16/00574/LBC. Proposed Installation of Four Conservation Rooflights fitted to the Existing West Elevation Roof. Approved .22nd August 2016. • Application ref. 16/00030/LBC. Installation of an internal single storey mezzanine floor and a new access staircase. Approved 8th March 2016. • Application ref. 15/0079/MNMA. Application for a MNMA to planning permission 15/00407/FUL. Approved. 10th September 2015. • Application ref. 15/00441/LBC. Listed Building Consent for annexe to side and rear of existing Cruck Barn to create additional office space. Approved. 2nd July 2015.
Page / 8
PLANNING STATEMENT DUXBURY PARK, CHORLEY
• Application ref. 15/00407/FUL. Proposed annexe to side and rear of existing Cruck Barn to create additional office space. Approved. 2nd July 2015. • Application ref. 12/00429/CTY. Remodelling works to improve quality and condition of golf course consisting of re-shaping works using imported inert soils and landscaping to enhance playability and drainage. Withdrawn 26/07/2012. • Application ref. 06/00555/LBC. Single Storey Extension to rear of offices. Refused. 3rd August 2006. • Application ref. 06/00554/FUL. Single Storey Extension to rear of offices. Refused. 3rd August 2006.
Page / 9
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/4 PRE-APPLICATION ADVICE
4.1. Formal pre-application advice was requested from Chorley Council in September 2019 relating to two schemes; a replacement event venue with associated soft landscaping to be located within the walled garden (which was subject to a separate previous planning application which has subsequently been withdrawn) and the new adventure play area proposed by the application submitted herein, albeit with the addition of a miniature golf course. The pre-application enquiry also covered the development of cycle trails and landscaping within the wider site which are not proposed at this time.
4.2. On the whole, the pre-application response was very positive. Regarding the adventure play area, it was acknowledged in the Council’s pre-application response (provided as Appendix A) that this would constitute appropriate development within the Green Belt, falling within NPPF paragraph 145 (b) which allows for the ‘provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotments, as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it.’
4.3. The response went onto state that ‘…the play equipment would not comprise buildings of volume but are structures that would have a visual impact. As such the play equipment is likely to have a visual impact on openness although it would be contained close to the existing cluster of buildings and would not be open to longer distance views due to the presence of mature landscaping in and around the site’.
4.4. The pre-application response identified various issues which would need to be addressed as part of a forthcoming planning application, such as heritage, ecology, residential amenity, design and visual impact and openness in the Green Belt, together with the validation requirements for the application. All of the points raised within those comments have been addressed in this submission. Although the proposals for the miniature golf course were not included as part of the pre-application submission, it is
Page / 10
PLANNING STATEMENT DUXBURY PARK, CHORLEY
considered, given the golf course is also an outdoor recreation use that it would also constitute an appropriate use, which would be contained close to the existing cluster of buildings.
Page / 11
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/5 PROPOSED DEVELOPMENT
5.1. It is proposed to replace the existing children’s play area and seating area with new equipment, to provide an adventure play area with miniature golf course. The adventure play area will comprise of an adventure play area to the south of the site, which is surrounded by a twelve-hole adventure golf which have been illustrated on the Proposed Site Plan ref. EAD_71_03 including the ‘Mayflower’. The applicant did investigate the possibility of locating the adventure play area and miniature golf course on the northern section of the site but relocated the development to the southern section to avoid impact to any trees.
5.2. The ‘Mayflower’ area is located in the centre of the southern portion of the site. It proposes a feature representing a ship, with the back of the ship characteristically tall with masts with timber sails and an upright clamber net at the front of the structure. It is proposed that the Mayflower will be surrounded by 200mm deep water, as detailed on plan ref. 3300 Mayflower Ship.
5.3. Surrounding the ‘Mayflower’, on the southern section of the site, a twelve-hole adventure golf course is proposed. Each hole will comprise of different shapes, as illustrated on plan ref. 3300 GA and Hole by Holes. It is proposed to connect the holes with new pathways.
5.4. Picnic benches would be located on the northern section of the site, as illustrated on Proposed Site Plan ref. EAD_71_03.
5.5. More detailed plans of the play areas and elevations for the equipment to be located within these is provided in plans ref. 330 Mayflower Ship and ref. 3300GA And Hole By Holes.
5.6. It is proposed that all existing trees would be retained since these provide existing natural screening for the site. No additional landscaping is proposed or deemed necessary as part of the proposals.
Page / 12
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/6 TECHNICAL CONSIDERATIONS
6.1. The following technical reports demonstrate that the proposed development is capable of being implemented without significant adverse impacts arising from site constraints. These are summarised below:
Ecology 6.2. The Ecological Survey and Assessment submitted in support of this application identifies the site as amenity grassland, a sand pit area, planted trees and an ornamental Beech hedgerow along the northern and eastern boundary of the site, surrounded by mature trees and other planting. It is acknowledged that the site is in close proximity to Duxbury Woods Biological Heritage Site but finds that the site is sufficiently remote from this designation and of a scale that would not have any impact on this designation. Some trees around the site are identified as having bat roost and nesting bird potential, however since no trees are to be removed or would be impacted by the proposals, there are no concerns in this respect.
6.3. Eleven ponds are located within 500m of the site. The ecology assessment finds that given the small size of the site and the distance from all ponds, the proposed development would be reasonably unlikely to impact upon the breeding population of great crested newts. Furthermore, given that works are concentrated on amenity grassland and since the ponds are not linked to the site by favourable terrestrial habitats, it is unlikely that breeding GCN would be adversely impacted and there is therefore no justification for further survey work in this respect.
6.4. Overall, the assessment confirms that the proposed development is feasible and acceptable in accordance with ecological considerations and the NPPF. The appraisal recommends the long-term conservation of fauna such as nesting birds and commuting / foraging bats associated with the site.
Page / 13
PLANNING STATEMENT DUXBURY PARK, CHORLEY
Heritage 6.5. A heritage statement has been prepared to assess the potential impact of the proposed new adventure playground upon the heritage significances of three nearby listed buildings. The listed buildings, all grade II, were formerly part of the Duxbury Hall estate. Duxbury Hall was demolished in 1956 and the grounds of the estate were later converted into a municipal golf course.
6.6. The overall findings of the statement are that the proposals present no risk of harm to what is in essence a much altered place, with listed buildings that are converted and which possess minimal significance related to their setting, beyond their group value association with the former Duxbury Hall. This group value has been harmed by the loss of the former Hall, conversion of the land use and the arrival of a replacement golf club house in their immediate setting. For these reasons, there would appear no appreciable reason to suggest harm to significance could or would accrue as a result of the proposed development.
Coal Mining Risk Assessment 6.7. A Coal Mining Risk Assessment (CMRA) has been undertaken for the site, as requested as part of the pre-application discussions with the Council. The assessment covers both this site (Area 1 in the assessment), and a site to the west (Area 2) which was subject to a separate previous application for a replacement events building, which has subsequently been withdrawn.
6.8. The assessment demonstrates that Area 1 which this application relates to is located outside the development high risk area and considering the proposed adventure play area, risks are considered to be very low and no further work is required.
Tree Survey and Arboricultural Impact Assessment 6.9. A tree survey has been undertaken for the site which identifies the quality and contribution to character that the trees in and around the site make, together with an
Page / 14
PLANNING STATEMENT DUXBURY PARK, CHORLEY
arboricultural impact assessment (AIA), which assesses the impacts of the proposed development.
6.10. No trees are to be removed as a result of the proposed development. The AIA identifies potential indirect impacts on trees within the site. The AIA provides protection/mitigation measures comprising of the erection of tree protection fencing strictly in the locations shown to safeguard the root systems of retained trees identified within Appendix 2 included within the submitted AIA. On this basis, it is not considered that a more detailed Arboricultural Method Statement is necessary.
Page / 15
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/7 PLANNING POLICY CONTEXT
7.1. Section 38 (6) of the Planning and Compulsory Purchase Act 2004 requires that:
“Where in making any determination under the Planning Acts, regard is to be had to the Development Plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise.”
Development Plan 7.2. The statutory Development Plan for the application site comprises the Chorley Local Plan (2015) and the Central Lancashire Adopted Core Strategy (2012). Consideration should also be given to National Planning Policy Framework (NPPF) and any other material consideration relevant to the proposal.
7.3. As can be seen from the extract of the Local Plan Proposals Map provided in Figure 2, this site is designated as Green Belt (pale green), and within a Valley Park (dark green triangles).
Page / 16
PLANNING STATEMENT DUXBURY PARK, CHORLEY
Figure 2: Extract from the Adopted Proposals Map (2015)
7.4. The following policies are considered relevant to the proposal:
Central Lancashire Adopted Core Strategy 2012 Policy 1: Locating Growth – this policy sets out the development strategy for the Central Lancashire area, stating where growth and investment will be concentrated. Part (f) of this policy is relevant to the application site where development is expected to be typically small scale and limited to appropriate infilling, conversion of buildings and proposals to meet local needs, unless there are exceptional reasons for larger scale redevelopment schemes.
7.5. Policy 12: Culture and Entertainment Facilities - sets out the Central Lancashire plan for culture and entertainment, seeking to promote culture-based development and leisure activities where possible.
7.6. Policy 16: Heritage Assets – this policy states that LPAs should protect and seek opportunities to enhance the historic environment, heritage assets and their settings.
Page / 17
PLANNING STATEMENT DUXBURY PARK, CHORLEY
Heritage assets should be safeguarded from inappropriate development that would harm their significance. Support will be given to development initiatives where they protect and enhance local character, setting and historic significance of heritage assets.
7.7. Policy 17: Design of New Buildings details that the design of new buildings is expected to take account of the character and appearance of the local area.
7.8. Policy 18: Green Infrastructure sets out the aims for managing and improving environmental resources through the objective to protect and enhance the environment where the asset base is significant and where it contributes to economic, social and environmental wellbeing.
7.9. Policy 22: Biodiversity and Geodiversity seeks to reduce disturbance and facilitate the survival of protected species, ecological networks and enhance the biodiversity value of the region.
7.10. Policy 24: Sport and Recreation – seeks to ensure that everyone has the opportunity to access good sport, physical education and recreation facilities, including children’s play.
Chorley Local Plan 2012-2026 7.11. Policy V1: Model Policy sets out that the Council will adopt a positive approach with a presumption in favour of sustainable development when deciding planning applications, in line with the NPPF.
7.12. Policy ST4: Parking Standards states that where proposals incorporate provision for parking, it needs to meet specific standards set out in the policy.
7.13. Policy BNE1: Design Criteria for New Development details the guiding principles for the design of new development. It indicates that planning permission will be granted for new development, including free standing structures provided that where relevant,
Page / 18
PLANNING STATEMENT DUXBURY PARK, CHORLEY
the development would not cause any harm to any neighbouring properties, which includes overlooking, overshadowing, or overbearing. It also states that the proposal would not adversely affect the character or setting of a listed building.
7.14. Policy BNE8: Protection and Enhancement of Heritage Assets – this policy provides protection for heritage assets and their settings. Proposals affecting such assets will only be approved where they are in accordance with the Framework and relevant Historic England guidance. Proposals must sustain, conserve and enhance the significance, appearance, character and setting of heritage assets.
7.15. Policy BNE9: Biodiversity and Nature Conservation – seeks to protect and enhance biodiversity and nature conservation assets in the borough.
7.16. Policy BNE10: Trees – this policy looks to protect existing trees and encourage replacement planting where necessary.
7.17. Policy HW3: Valley Parks Yarrow Valley – sets out that proposals to enhance the recreational value of the Valley Parks at Yarrow Valley, Cuerden and Chapel Brook will be permitted if it can be demonstrated that they would not detract from the amenity, recreational and wildlife value of the Valley Parks.
Material Considerations
National Planning Policy Framework (2019) 7.18. Section 2 of the NPPF sets out the purpose of the planning system, to contribute to the achievement of sustainable development. This section provides the three overarching objectives to achieve sustainable development; namely economic, social and environmental objectives. Paragraph 9 states that planning decisions should play an active role in guiding development towards sustainable solutions, taking local circumstances into account, to reflect the character, needs and opportunities of each area.
Page / 19
PLANNING STATEMENT DUXBURY PARK, CHORLEY
7.19. Section 13 of the NPPF deals with protecting Green Belt land. The purposes of the Green Belt are set out in this section at paragraph 134, whilst paragraphs 143 to 147 deal with proposals which might impact the Green Belt.
7.20. Paragraph 143 and 144 state that:
Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.
When considering any planning application, local planning authorities should ensure that substantial weight is given to any harm in the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations.
7.21. Paragraphs 145 and 146 provide exceptions to what is classed as inappropriate development in the Green Belt. Amongst these at paragraph 145 (b) is:
“the provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotments; as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it.”
7.22. Section 16 of the NPPF deals with conserving and enhancing the historic environment. In determining planning applications, LPAs should require an applicant to describe the significance of any heritage assets affected, including any contribution to their setting.
7.23. Paragraph 196 states that:
Page / 20
PLANNING STATEMENT DUXBURY PARK, CHORLEY
Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum use.
7.24. With regards to the natural environment, Section 15 states that decisions should contribute to enhance the natural and local environment by protecting and enhancing valued landscapes and sites of biological or geological value.
Page / 21
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/8 PLANNING POLICY ASSESSMENT
Principle of Development 8.1. The site is located in the Green Belt where, according to paragraph 145 of the NPPF, there are certain exceptions to inappropriate development. One such exception is for (b) “the provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport, outdoor recreation….as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it.”
8.2. The site is currently used for both formal and informal play space and recreation in association with the golf course, meaning that no change of use of the land is proposed. The scheme is therefore considered acceptable in principle, provided that the facilities preserve openness and do not conflict with the purposes of including the land within the Green Belt.
8.3. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. As per NPPF paragraph 134, the Green Belt serves five purposes:
a) To check the unrestricted sprawl of large built-up areas; b) To prevent neighbouring towns merging into one another; c) To assist in safeguarding the countryside from encroachment; d) To preserve the setting and special character of historic towns; and e) To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
8.4. In consideration of the above points, it is clear that the proposed development would not lead to the unrestricted sprawl of a built-up area or prevent neighbouring towns from merging. The site is boarded by existing development and the golf course and does not sit in the open countryside. The proposed development would therefore not lead to encroachment into the countryside. On the final two points above, the site is
Page / 22
PLANNING STATEMENT DUXBURY PARK, CHORLEY
not located close to a historic town, whilst the final point is not relevant to this site. It is therefore not considered that the proposals would conflict with any of the purposes of including land within the Green Belt.
8.5. With regards to openness, the Council’s pre-application response stated that: “the play equipment would not comprise buildings of volume but are structures that would have a visual impact. As such the play equipment is likely to have a visual impact on openness although it would be contained close to the existing cluster of buildings and would not be open to longer distance views due to the presence of mature landscaping in and around the site.”
8.6. It is considered that the above opinion is correct; the play equipment would evidently have a visual impact as all new development would, which itself does not necessarily equate to harm. Whilst it is the case that there may be an impact on openness, as pointed out above, the play equipment are structures rather than buildings, which would be contained within the confines of an area currently utilised for formal and informal play associated with the golf course and its facilities. The site is screened from the golf course by mature trees to the north, all of which would be retained and protected as part of the proposals. In addition, the equipment would be in close proximity to, and clearly associated with, the existing club house to the immediate west.
8.7. The design of the equipment is shown in the Proposed Site Plan (ref. EAD_071_03) and in the elevations and images provided in plans ref. 3300 Mayflower Ship and ref. 3300 GA And Hole By Hole. Care has been taken to ensure that the design of the scheme is sympathetic to the surrounding area through use of timber and other natural materials, which assist in assimilating the proposals into the landscape, whilst still offering a fun and interesting environment for play. The visual impact of the openness of the Green Belt is therefore considered acceptable and in line with paragraph 145 (b) of the NPPF.
8.8. In line with CS Policy 12 which seeks to promote leisure activities where possible, and Policy 24 which aims to ensure that everyone has the opportunity to access recreational
Page / 23
PLANNING STATEMENT DUXBURY PARK, CHORLEY
facilities, including children’s play, the proposed development would have a positive impact for the local community. The facilities would provide high-quality play equipment for visitors to utilise along with the existing facilities on site.
8.9. The site is located within the policy designation of Yarrow Valley, under Policy HW3 Valley Parks. In such areas, proposals which would enhance the recreational value of these assets will be permitted, provided they would not detract for the amenity, recreational and wildlife value of the valley park. It is considered that the proposed development would enhance, rather than detract from, the amenity and recreational value of the Yarrow Valley for the reasons cited above.
8.10. In conclusion, the principle of the proposed development is considered acceptable; the scheme comprises appropriate development in the Green Belt which would not adversely impact openness, whilst provision of this type of facility meets the aims of the Core Strategy to provide recreational opportunities for all, particularly for children’s play, whilst protecting the valley park designation in which it sits.
Design and Technical Considerations
Ecology 8.11. The amenity grass which makes up the majority of the site is considered to be of low ecological value. Trees around the site may possess some bat and bird roosting/nesting potential, however as all trees are proposed to be retained, there would be no adverse impacts in this respect. The scheme is considered to have no materially adverse impacts on ecology, and as such complies with CS Policy 22 and BNE9 which seek to protect and enhance nature conservation and biodiversity in the borough.
Trees 8.12. No trees are to be removed as a result of the proposed development. The AIA identifies the potential for indirect impacted by the proposals and provides protection/mitigation measures to ensure no adverse impacts to these trees in line with BNE10.
Page / 24
PLANNING STATEMENT DUXBURY PARK, CHORLEY
Heritage 8.13. As set out in Section 6, the proposed development is considered to present no risk of harm to what is in essence a much altered place, with listed buildings that are converted and which possess minimal significance related to their setting, beyond their group value association with the former Duxbury Hall. This group value has been harmed by the loss of the former Hall, conversion of the land use and the arrival of a replacement golf club house in their immediate setting. For these reasons, there would appear no appreciable reason to suggest harm to significance could or would accrue as a result of the proposed development. As such, the proposed development is considered to be in line with CS Policy 16, BNE8, and Section 16 of the NPPF.
Design 8.14. Policy BNE1 sets out the Council’s design criteria for new development, whilst CS Policy 17 requires that new development take account of the character and appearance of the local area. As descried earlier, great care has been taken to ensure that the proposals would provide a high-quality play area, with the design and materials carefully chosen to assimilate into the site and with the surrounding area in line with these policies. The existing play equipment located on site would be removed, being replaced by a much more visually appealing scheme.
Sustainable Development 8.15. The proposed development is considered to represent sustainable development. In terms of the economic aims of sustainable development, the scheme would attract visitors to the site, who in turn are likely to utilise the associated facilities at the golf club, increasing revenues. During construction, there is also likely to be a modest yet valuable boost to the local economy through the use of local contractors and secondary spending in the area.
8.16. The proposals would provide obvious social benefits, providing a high-quality play area, encouraging outdoor recreation and exercise for children and their families.
Page / 25
PLANNING STATEMENT DUXBURY PARK, CHORLEY
8.17. From an environmental point of view, the scheme is considered sustainable; it would have no adverse impacts on local ecology or trees, or any other associated environmental impacts.
Conclusions 8.18. The principle of this development is considered acceptable, representing appropriate development in the Green Belt, and meeting the Council’s aims to encourage and support recreational activities in the Borough. Furthermore, there are material benefits to the proposals which should weigh in favour of the scheme; namely the identified social and economic benefits of the development.
8.19. The design of the proposals is considered appropriate for this location; using natural materials and an interesting and engaging design. The supporting assessment work provided with the application demonstrates that there would be no adverse impacts on any environmental assets, and nor would there be any risk to the scheme from past coal mining activities under and around the site.
8.20. Given the above, the proposed development is considered to fully comply with the Development Plan and there are no material considerations that suggest planning permission should not be granted.
Page / 26
PLANNING STATEMENT DUXBURY PARK, CHORLEY
/9 CONCLUSION
9.1. PWA Planning has been retained by Glendale Golf Limited to progress a full planning application at Duxbury Park, Duxbury Hall Road, Chorley, PR7 4AT for the development of a children’s adventure play area and miniature golf course.
9.2. The proposed development is considered to represent sustainable development in the context of the NPPF, and fully complies with local and national planning policy in terms of development in the Green Belt and the desire to encourage outdoor recreation and play. The high-quality design of the scheme is considered appropriate for this location. There are no adverse impacts or other material considerations which suggest planning permission should be withheld.
9.3. The proposals would result in valuable economic and social gains, helping to support a local business whilst providing a fun and interesting place for children and their families.
9.4. It is considered that the proposed development is acceptable and in line with the NPPF, should be approved without delay.
Page / 27
Page / 28