Public Document Pack

Committee: PLANNING AND HIGHWAYS REGULATORY COMMITTEE

Date: MONDAY, 17TH OCTOBER 2005

Venue: MORECAMBE TOWN HALL

Time: 10.30 A.M.

A G E N D A

1 Apologies for Absence.

2 Minutes of the Meeting held on 19th September 2005 (previously circulated)

3 Items of Urgent Business authorised by the Chairman.

4 Declarations of Interest.

Planning Applications for Decision

Community Safety Implications

In preparing the reports for this Agenda, regard has been paid to the implications of the proposed developments on Community Safety issues. Where it is considered the proposed development has particular implications for Community Safety, this issue is fully considered within the main body of the report on that specific application.

5 05/01041/CU A 5 Greenlands Farm, Burton Road, Kellet Ward (Pages 1 - 4) Priest Hutton

Change of use and conversion with extensions to farming interpretation and environment centre for Mr R Mason

6 05/01145/FUL A 6 12 Albert Road, Morecambe, Harbour (Pages 5 - 6) Lancashire Ward

Removal/variation to condition on 04/01457/CU to allow opening hours of Sun - Thurs until 01:00 and Fri/Sat until 03:00 for Mr M Smith

7 05/01072/CU A 7 The Post Office, 2 Main Street, Ellel Ward (Pages 7 - 10) Cockerham

Change of use of vacant shop room to residential for Mr H Keith

8 05/01108/LB A 8 Storey Institute, Meeting House Castle Ward (Pages 11 - Lane, Lancaster 12)

Listed building application for removal of doorway as part of artistic installation. To be replaced after temporary exhibition or retained for Storey Gallery

9 05/00967/CU A 9 11 Greengate Lane, Carnforth, Bolton-Le- (Pages 13 - Lancashire Sands Ward 16)

Retrospective application for change of use of land and associated buildings for livery business for G R Parrington

10 05/01090/CU A10 The Old Rectory, Farleton Old Lower Lune (Pages 17 - Road, Claughton Valley Ward 18)

Change of use of former antiques shop and tea rooms to form extension to self contained domestic accommodation for Mr and Mrs S Wilkinson

11 05/01091/LB A11 The Old Rectory, Farleton Old Lower Lune (Pages 19 - Road, Claughton Valley Ward 30)

Listed Building Application for change of use of former antiques shop and tea rooms to form extension to self contained domestic accommodation for Mr and Mrs S Wilkinson

12 05/01071/FUL A12 Cransfield Cottage, Littledale Lower Lune (Pages 31 - Road, Brookhouse Valley Ward 32)

Removal of condition 5 on application 83/1018 regarding occupancy restrictions for Mr K and Mrs P Marshall

13 05/00575/CU A13 Kendal Hill Farm, Dobbs Lane, Ellel Ward (Pages 33 - Glasson Dock 34)

Change of use of land to site mobile home for holiday occupancy for J G Charnley and Son

14 05/00919/CU A14 Ellel Farm Supplies (former Ellel Ward (Pages 35 - Piggeries) Kitchen Ground, Bay 38) Horse Road, Ellel

Demolition of three flats and change of use and conversion of garage building to form three dwellings with integral garages for Mr Whittingham

15 05/01085/CU A15 Old Crookhey Farm, Garstang Ellel Ward (Pages 39 - Road, Cockerham 40)

Subdivision of barn to 2 no. dwellings (previously approved for 1 unit under planning application 01/01313/CU) for Norman Jackson Contractors Ltd

16 05/01087/LB A16 Old Crookhey Farm, Garstang Ellel Ward (Pages 41 - Road, Cockerham 42)

Listed building application for subdivision of barn to 2 dwellings (previously approved for 1 unit on application 01/01313/CU and convert adjacent barns to 3 dwellings and associated landscape works) for Norman Jackson Contractors Ltd

17 05/01136/CU A17 2 Stanley Road, Heysham, Heysham (Pages 43 - Morecambe North Ward 44)

Change of use of residential building into 5 flats with communal access for Beech Housing.

18 05/00725/FUL A18 Railton Hotel, 2-4 Station Road, Castle Ward (Pages 45 - Lancaster 48)

Demolition of existing 15 bedroom hotel and erection of a new 39 bedroom hotel with associated facilities and car parking for Mr E Stirling

19 05/00740/REM A19 Pontins Holiday Camp, Carr Lane, Overton (Pages 49 - Middleton, Morecambe Ward 54)

Reserved matters application for erection of a retirement village comprising dwellings, other residential accommodation, retail, leisure, recreation and ancillary administration, creation of a new access and circulation road for C J Homes

20 05/01034/CU A20 Field No 7300 Carr Lane Overton (Pages 55 - Middleton, Heysham Ward 58)

Modification of condition 4 on application 98/00139/CU relating to vehicular access and parking for Lancaster Moor Hospital Angling Club

21 05/00947/FUL A21 Former Redcross Hotel, Owen Skerton (Pages 59 - Road, Lancaster East Ward 62)

Application to vary Section 106 Legal Agreement for First Base Homes Ltd

22 05/01144/CCC A22 Land adjacent M6 Motorway, Warton (Pages 63 - Borwick Lane, Warton, Carnforth Ward 64)

Creation of landscape bund along western boundary of Borwick Lane for Mr M Smith

Background Papers (Pages 65 - 66)

23 Delegated List (Pages 67 - 72)

ADMINISTRATIVE ARRANGEMENTS

(i) Membership

Councillors Roger Sherlock (Chairman), Eileen Blamire (Vice-Chairman), Evelyn Ashworth, Ken Brown, Abbott Bryning, Keith Budden, Anne Chapman, Susie Charles, Chris Coates, Sheila Denwood, John Gilbert, Mike Greenall, Helen Helme, Jean Jones, Judith Jones, David Kerr, Pat Quinton, Joseph Ravetz, Sylvia Rogerson and Paul Woodruff

(ii) Substitute Membership

Councillors James Airey, Jon Barry, Maggie Chadwick, Janice Hanson, Emily Heath, Tony Johnson, Geoff Knight, Joyce Pritchard, Robert Redfern and Alex Stone

(iii) Queries regarding this Agenda

Please contact Jane Glenton, Administration Services - telephone (01524) 582068 or email [email protected].

(iv) Changes to Membership, substitutions or apologies

Please contact Members’ Secretary, telephone 582170, or alternatively email [email protected].

MARK CULLINAN CHIEF EXECUTIVE TOWN HALL, LANCASTER LA1 1 PJ

Published on Thursday, 6th October 2005 This page is intentionally left blank Page 1 Agenda Item 5

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

7 October 2005 05/01041/CU A 5 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

CHANGE OF USE AND CONVERSION GREENLANDS FARM WITH EXTENSIONS TO FARMING BURTON ROAD INTERPRETATION AND ENVIRONMENT PRIEST HUTTON CENTRE CARNFORTH LANCASHIRE APPLICANT: AGENT:

Mr R Mason D.H.Design North West Limited Greenlands Farm Tewitfield Nr Carnforth

REASON FOR DELAY

Awaiting consultation replies.

PARISH NOTIFICATION

Priest Hutton Parish Meeting - No observations received at the time this report was drafted.

LAND USE ALLOCATION/DEPARTURE

Countryside area.

STATUTORY CONSULTATIONS

County Council Highways - Observations awaited. It is understood that the applicant has already had discussions with the County Council about the position and design of the site access. Engineering Services - No objections in principle. Environmental Health - Recommend construction hours conditions for the development. A scheme for the control of odours from the kitchen will be needed and extract ventilation equipment should be designed to minimise noise problems. Environment Agency - A satisfactory flood risk assessment has been provided. The energy generation and sustainability elements of the proposal are welcomed. While there are no objections to the proposed means of sewage disposal, consent will be needed from the Agency for any disposal of effluent to a watercourse. United Utilities - No objections.

OTHER OBSERVATIONS RECEIVED

None, at the time this report was drafted.

Page 2

REPORT

This farm is on the north west side of the Carnforth to Burton-in-Kendal road, on the opposite side from the Longlands Hotel. At present, it is a traditional dairy and sheep farm, employing just two full time staff in addition to the applicant who now wishes to diversify his business.

There is a group of traditional stone buildings adjoining the farmhouse which are redundant for the purposes of modern agriculture. Mr Mason proposes to adapt them to provide a farm visitor centre, together with a farm shop and a restaurant.

The farm interpretation part of the project would use several of the smaller buildings on the site, and accommodate farm animals and horses. The farm shop is intended to have a butchery department, and would also sell fruit and vegetables from local sources. The restaurant would incorporate its own bakery, which is expected to be fuelled with coppiced timber. The upper floor of the restaurant building would be used as an education centre for schools and colleges.

An area of land adjoining the restaurant would be used to demonstrate techniques of growing arable and root crops. Willows and poplars would also be planted to illustrate the potential for coppicing in order to provide a renewable source of timber as a fuel source. The project will use a variety of sustainable energy resources for heating and lighting.

The farm shop is expected to employ seven people, out of a total of fifteen within the scheme as a whole. The proposal is accompanied by a Traffic Impact Assessment, a report on the drainage arrangements (the scheme incorporates a methane gas collector plant for energy generation), and a Feasibility Study for the project as a whole.

Policy TO4 of the Lancaster District Local Plan states that proposals for large scale tourist related developments in rural settlements, farm building groups and existing buildings in the countryside will be permitted where they: - Do not lie within an Area of Outstanding Natural Beauty - Would not have a significant adverse effect on the rural character of the area - Would not generate traffic likely to cause a significant adverse effect on the character of the area - Make satisfactory arrangements for access, servicing and car parking - Are easily accessible to pedestrians and cyclists - Would not have a significant adverse effect on nature conservation interests - Make reasonable provision for public transport where the development would be likely to significantly increase the demand for travel, and - In the case of development likely to be used by people from urban areas, the development should be close to and easily accessible from them.

Policy E20 of the Plan allows for the conversion of "permanent and substantial" buildings to business and tourism where: - Suitable services and access are available without the need for works which would adversely affect the character of the area - The proposal would not result in major reconstruction, the destruction of important architectural or historic features or the loss of traditional architectural character - The proposal safeguards the roosting or nesting habitat of any protected species present in the building - The conversion can be carried out without major extensions to the existing buildings; and - The proposal does not adversely affect the character and appearance of the surrounding countryside or the amenity of nearby residents.

Page 3

Policy T9 of the Local Plan requires that a proposal which is likely to generate a significant amount of additional vehicle movements should be accompanied by a Traffic Impact Assessment. This has been provided, as noted above.

Policy R21 requires that where appropriate, new development should make provision for people with disabilities.

The scheme as submitted meets the requirement of the relevant policies. The alterations proposed are sympathetic to the character of the existing farm complex. The use of renewable energy resources is particularly welcome.

The Traffic Impact Assessment points out that the site is easily accessible by road, and is less than 4km (3 miles) from junction 35 of the M6. The vehicular access will be on to a straight section of Burton Road and will offer good visibility in both directions. The development is expected to generate around 63 cars (126 trips) on a busy day during the summer months. As this road carries approximately 4000 vehicles a day, its impact on existing traffic flows is likely to be very small Although the site is over 3km (2.5 miles) from Carnforth it is served by several bus routes although some of them are infrequent (the TIA lists routes 555, 556, 557, X55, 443, 445, 490 and 503).

The farm is also very close to the present limit of navigation of the Lancaster Canal. There is at present very little at the terminus of interest to boaters, other than the Longlands Hotel. The development has the potential to provide a convenient and useful tourist attraction for its users. In the long term it is proposed to establish a footpath link between the canal towpath and the farm site, obviating the need for pedestrians to cross Burton Road, but this is not included in the present application.

So far as disabled access is concerned, the buildings proposed make appropriate provision for wheelchair users. The car park layout submitted does not indicate spaces reserved for disabled but this issue can be addressed in a condition.

Overall the development has been designed to a high standard, and is to be welcomed.

HUMAN RIGHTS ACT IMPLICATIONS

This application has to be considered in relation to two sections of the Human Rights Act: Article 8 (privacy/family life), and Article 1 of the First Protocol (protection of property). There are no issues arising from the proposal which appear to override the responsibility of the City Council to regulate land use for the benefit of the community as a whole, in accordance with national law.

RECOMMENDATIONS

THAT PERMISSION BE GRANTED subject to conditions as follows:

1. Standard time conditions. 2. Development to be carried out in accordance with the approved plans. 3. Details of materials to be agreed. 4. Landscaping scheme to be agreed and implemented. 5. Construction work to take place only between 08:00 - 18:00 Mondays to Saturdays with no working on Sundays or officially recognised public holidays. 6. Range of goods sold in farm shop to be agreed. 7. Details of kitchen ventilation arrangements to be agreed. 8. Car parking spaces reserved for disabled people to be laid out and identified as such. 9. As required by consultees (if appropriate).

ADVICE - Environment Agency requirements. Page 4

This page is intentionally left blank Page 5 Agenda Item 6

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

1 November 2005 05/01145/FUL A 6 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

REMOVAL/VARIATION TO CONDITION ON 12 ALBERT ROAD 04/01457/CU TO ALLOW OPENING MORECAMBE HOURS OF SUN - THURS UNTIL 01:00 LANCASHIRE AND FRI/SAT UNTIL 03:00 LA4 4HB

APPLICANT: AGENT:

Mr M Smith 12 Albert Road Morecambe Lancashire LA4 4HB

REASON FOR DELAY

PARISH NOTIFICATION

Morecambe Neighbourhood Council - No observations received at the time this report was drafted.

LAND USE ALLOCATION/DEPARTURE

Within the West End shopping centre defined in The Lancaster District Local; Plan. The site is also within the West End regeneration area.

STATUTORY CONSULTATIONS

Environmental Health - Observations awaited: originally recommended the existing closing time of midnight in order to safeguard the interests of nearby residents. Police - Objected to the proposal as submitted, because of the antisocial behaviour associated with late opening, but have indicated that they would be willing to accept a closing time of 12:30am.

OTHER OBSERVATIONS RECEIVED

Two letters have been received from people who object to the proposal. One is from a neighbour, who is concerned about noise and disturbance; he also alleges that the premises attract gangs of youths and that the present arrangements for waste disposal are unsatisfactory. The other is from the owner of nos. 16-18 Albert Road, who says that he has had repeated complaints from his tenants about the way the premises are operating and about their opening outside the current permitted hours.

Another neighbour has written to say that she has no objections to the proposed extension of opening hours.

Page 6

REPORT

This is a hot food outlet (class A5 under the revised Use Classes Order) at the corner of Albert Road and Back Marine Road. Consent for this use was granted in December 2004 (application 04/01457) subject to various conditions, one of which restricted the hours of opening to 09:00 - midnight.

Complaints have been received that the business has been operating outside the permitted hours. The owner has not denied this, but wishes the existing terms of the consent to be amended and has in consequence submitted the present proposal. This has been reflected in a separate application for a late night food licence.

The relevant policy in the Lancaster District Local Plan is S13. This states that food and drink uses will be permitted within protected retail frontages where the proportion of non-A1 uses would not exceed 20% and the proposal does not have a significant adverse effect on the amenities of neighbouring residents or businesses. Elsewhere within the centre, the conversion of shops to other uses will be permitted. This particular property is not within a protected retail frontage so approval of the use did not involve a breach of the Local Plan policy.

It appears from the representations received that there is a certain amount of additional activity in the evening but it has to be acknowledged that there are two other hot food takeaways in the immediate vicinity. One is a fish and chip shop at 16 Albert Road; the other is a rival pizza establishment very similar to the applicant's. Both these uses have been there for a very long time and consequently they are not subject to any opening hours restrictions.

The Police have indicated that they would be willing to accept opening as late as 12:30 am, as part of the negotiations on the licence application. Whilst the applicant is apparently willing to amend his proposal this has yet to be confirmed and it is understood an amendment to the late food licence application has yet to be received. Furthermore, the hours restrictions originally recommended by Environmental Health are based on the likelihood of noise and disturbance to neighbours if late opening is permitted. The concern of the Police is slightly different as it is with crime and disorder in the street outside.

In the circumstances Members are recommended not to allow an extension of the present opening times, and to refuse consent. Should a formal amendment be made to the opening times, a verbal update will be made at Committee.

HUMAN RIGHTS ACT IMPLICATIONS

RECOMMENDATIONS

THAT PERMISSION BE REFUSED for the following reasons:

1. Late night opening would be likely to lead to noise and disturbance for nearby residents - contrary to policy S13 of the Lancaster District Local Plan. 2. Precedent for further late night opening elsewhere in the West End of Morecambe, to the detriment of its residential character. Page 7 Agenda Item 7

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

5 October 2005 05/01072/CU A 7 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

CHANGE OF USE OF VACANT SHOP THE POST OFFICE ROOM TO RESIDENTIAL 2 MAIN STREET COCKERHAM LANCASTER LANCASHIRE LA2 0EF APPLICANT: AGENT:

Mr H Keith McDyre And Co The Post Office 2 Main Street Cockerham Lancaster Lancashire LA2 0EF

REASON FOR DELAY

Committee cycle.

PARISH NOTIFICATION

Cockerham Parish Council are unable to provide comments until after the consultation deadline expires. Comments will therefore be verbally reported.

LAND USE ALLOCATION/DEPARTURE

The Lancaster District Local Plan designates Cockerham as a rural settlement within an identified Countryside Area.

STATUTORY CONSULTATIONS

None.

OTHER OBSERVATIONS RECEIVED

Three letters have been received from local residents. One letter supports the conversion, stating that the applicant has tried to market the premises and although the closure is regrettable the shop was no longer viable.

Page 8

Two letters oppose the change of use, and the following reasons are given: -

Alleged deliberate attempts to `run-down the business’ Property advertised at a restrictive price Loss of community identity; Loss of facility would impact on the most vulnerable groups in the village; Work has allegedly already been undertaken without planning consent; No prospect of a retail unit ever returning to the village if permission is granted.

REPORT

The Site and its Surroundings

This application seeks to change the use of the former village shop and post office to an extension of the existing, attached residential dwelling.

This property is a two-storey end cottage and is located on the western side of Main Street close to its junction with Marsh Lane and Lancaster Road.

The post office withdrew its service in December 2002 and the shop closed a month later.

Planning History

Two previous planning applications for the conversion of this retail unit have been considered in the recent past.

In February 2003, planning permission was refused (Reference 03/00154/CU) because the applicant had failed to submit sufficient evidence to demonstrate that the shop was no longer viable.

The applicant compiled further information and reapplied in July 2004 (Reference 04/00425/CU). However despite the fact that this constituted a more detailed submission, the application failed to provide clear evidence that there had been committed attempts to market the premises as a retail business. Consequently, planning permission was refused for a second time.

The Marketing Evidence Submitted

The property was first advertised for sale as a ‘village post office with a spacious 4-bedroom cottage’ with a group known as Everett, Mason & Furby, between September 1998 and July 2000. The premises were advertised at £179,000 and then again at £168,000 in Daltons Weekly. The firm do not keep detailed records of sales but have confirmed that it was ‘most likely’ that no offers were received.

Between August 2000 and January 2002 the property was marketed with Farrell Heyworth at £175,000. Of the seven viewings that occurred, only one led to a ‘tentative’ offer of £150,000, but this did not materialise into a formal offer.

Between July 2002 and January 2003 the premises were advertised by Halifax Property Services as a village store and post office, and although a copy of the sale advertisement has been submitted there is no confirmation that offers were not received.

Page 9

Farrell Heyworth have again been used to market the property since May 2004 at a price of £325,000, and of the three viewings since that date no offers have been received. The estate agent advises that the majority of potential purchasers were looking at the property as a single dwellinghouse, without any commercial use.

Other Village Facilities

Since the first planning application the services offered within the village have changed. Wallings Farm Shop on the southern periphery of the settlement now stocks various groceries alongside meat and dairy products.

In addition both Thorntons Dairy Products and Bob Holmes Newsagents make deliveries to Cockerham and the surrounding villages. This is confirmed via the appearance of advertisements in the Church Trinity Times Magazine.

A temporary post office has been established by the Parish Council in the Village Hall and continues to serve the village.

Assessment

In assessing the quality and quantity of the supporting evidence, District Plan Policy S18 is relevant. This states that “the conversion of village shops to non-A1 retail use will not be permitted unless it can be demonstrated that the shop is no longer viable.”

As part of this `demonstration’ procedure, the policy recommends that the retail premises should be advertised for sale in the appropriate local and trade press at a realistic price or rent on more than two occasions over a period of at least one year, and that no reasonable offers have been refused.

Marketing has clearly occurred locally for a period of 15 months, and no offers have been received. Previous attempts to market in the trade press and via other local agents have proved unsuccessful during the last six years. It is a possibility that the current price of the property is prohibitive. However other similar-sized properties displayed for sale in the rural areas of the district range from £295,000 to £390,000, and therefore a 4-bedroomed property with a vacant shop room would appear to be appropriately priced.

It is perhaps more likely that potential purchasers are put off by the lack of planning consent for the residential use of the former post office element. The applicant states that the cottage and post office portion share the internal passageway, rear entrance and parking space, and therefore it could not operate as a stand-alone shop. The shop could be blocked off to form a separate unit, but this would produce a rather convoluted internal arrangement and this option is unlikely to be attractive to possible purchasers.

Marketing in itself should not be the sole indicator of viability. As the applicant points out, it is possible for a shop to be perfectly viable but not attract purchasers for a variety of other reasons.

The post office paid a salary of approximately £9,400 per annum for a five and a half day working week. The hours of work were reduced to three days, with a subsequent reduction in salary. Furthermore, non- post office sales reduced from £2,000 per week to £300 once the post office had ceased. The applicant advises that this caused heavy losses and forced the closure of the shop.

The comments of objectors with regards to the applicant’s alleged intent to run-down the business with a view to seeking a residential change of use are noted. Whether this is the case is open to debate. However other circumstances, such as the closure of the post office have to be taken into account. The Page 10

general lack of opposition to this planning application leads one to believe that whilst a retail presence in this location would be desirable, it is by no means essential to the village given that the temporary post office offer alternative facilities and, slightly further afield, the Wallings shop provides grocery goods.

Taking these matters into account, and based upon the marketing and viability information submitted, it is concluded that attempts to market the property have been unsuccessful and that the proposal now accords with District Plan Policies. Members are advised that the application can be supported.

HUMAN RIGHTS ACT

The applicant's right to develop the property in the manner proposed has been balanced against the views and rights of objectors. However, for the reasons set out in this report and having regard to district and national planning policies and the principles of proportionality, the objections do not outweigh the applicant's right to use the property for the purposes applied for.

RECOMMENDATIONS

That PLANNING PERMISSION BE GRANTED subject to the following conditions: -

1. Use as per approved plans 2. Property shall not be sub-divided without the prior express consent of the LPA; 3. Removal of permitted development rights (extensions and curtilage buildings);

Page 11 Agenda Item 8

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

27 October 2005 05/01108/LB A 8 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

LISTED BUILDING APPLICATION FOR STOREY INSTITUTE REMOVAL OF DOORWAY AS PART OF MEETING HOUSE LANE ARTISTIC INSTALLATION. TO BE LANCASTER REPLACED AFTER TEMPORARY LANCASHIRE EXHIBITION OR RETAINED. LA1 1TJ

APPLICANT: AGENT:

Storey Gallery Mason Gillibrand Architects C/o Agent

REASON FOR DELAY

None.

PARISH NOTIFICATION

None.

LAND USE ALLOCATION/DEPARTURE

The site lies within the Castle Conservation Area and is immediately adjacent to a Tourism Opportunity Area.

STATUTORY CONSULTATIONS

Conservation Officer - Acceptable subject to the imposition of conditions relating to the door and the opening.

OTHER OBSERVATIONS RECEIVED

None.

REPORT

The Storey Institute is a Grade II Listed Building situated on the periphery of the Castle Conservation Area.

This Listed Building submission has been brought before Members because the building is local authority owned.

The proposal involves the removal of an internal doorway to facilitate a new artistic installation. This forms part of the final exhibition at the site before the building is renovated.

Page 12

The work proposed will provide a new Gallery entrance once the building is refurbished. In the event that the refurbishment does not occur as envisaged, the door will be reinstated as per its current dimensions and orientation.

As part of the artistic proposals, a lintel will be inserted above the doorway and within the proposed dimensions for the replacement entrance. The stone and woodwork surrounding the existing door will then be removed and reconstructed on a metal framework, where it will be suspended on a gantry. The door will move up and along this gantry, forming part of the `sculpture’, and the audience will witness it being transported along this framework before coming to rest in the opening in the wall.

Sketch drawings have been submitted by the Storey Gallery indicating the appearance of the replacement entrance, and these details have been accepted by the Authority’s Conservation Officer.

The applicant advises that the sculpture suggests ‘aggression against architecture’.

There is no detriment to the listed structure. If the building renovation does not occur then the door will be reinstated. However if, as expected, the work goes ahead, then the replacement entrance will constitute an appropriate feature within this protected structure.

Members are therefore advised that the alterations can be supported.

HUMAN RIGHTS ACT

This application has to be considered in relation to the provisions of the Human Rights Act, in particular Article 8 (privacy/family life) and Article 1 of the First Protocol (protection of property). Having regard to the principles of proportionality, it has been concluded that there are no issues arising from the proposal which appear to override the responsibility of the City Council to regulate land use for the benefit of the community as a whole, in accordance with national law.

RECOMMENDATIONS

That the application be referred to GONW for a decision with a recommendation that LISTED BUILDING CONSENT BE GRANTED subject to the following conditions: -

1. Development as per approved plans; 2. Door and door casing to be set aside during exhibition for re-fixing should the refurbishment not proceed; 3. Details of the works required to make good the opening to be submitted; Page 13 Agenda Item 9

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

15 September 2005 05/00967/CU A 9 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

RETROSPECTIVE APPLICATION FOR 11 GREENGATE LANE CHANGE OF USE OF LAND AND CARNFORTH ASSOCIATED BUILDINGS FOR LIVERY LANCASHIRE BUSINESS LA5 9JJ

APPLICANT: AGENT:

G R Parrington 11 Greengate Lane Carnforth Lancashire LA5 9JJ

REASON FOR DELAY

PARISH NOTIFICATION

No objections

LAND USE ALLOCATION/DEPARTURE

Lancaster District Local Plan - Within the North Lancashire Green Belt and Countryside Area

STATUTORY CONSULTATIONS

Environmental Health Officer – No comment. County highways - Raises concerns over the proposed development, the site is accessed via a residential cul-de-sac with limited width due to on street parking. The junction of Greengate Lane with Crag Bank Road is also substandard in layout. Environment Agency - Views awaited

OTHER OBSERVATIONS RECEIVED

To date seven individual letters of objections have been received from neighbouring residents together with a 15 name petition from neighbouring residents. The main grounds for objection area as follows: -

The development has been operational for a number of months (October 2004) and the problems associated with the development are based upon actual rather than anticipated impacts. The location of the commercial development at the head of a narrow residential cul-de-sac is wholly inappropriate. Potential for serious traffic accidents due to the increase in vehicle movements and the size of vehicles servicing the development. Many children reside in the cul-de-sac increased risk of accidents/loss of life. Damage to vehicles from the large vehicles using the road to access the livery yard. Page 14

General increase in noise and disturbance at all hours from a development operating seven days a week for long periods of the day. Loss of privacy from the increased number of non-local people walking around the area. General health and safety issues - lack of toilets, disposal of manure, increased vermin in the area, increased traffic, parking problems Questions over the right of access to the property over joint access drive. General reduction in residential amenity.

REPORT

This application was deferred from the previous committee meeting held on 19 September 2005 to enable a site visit to be undertaken by the members of the planning committee.

Site and its Surroundings

The application site is located at the head of a wholly residential cul-de-sac known as Greengate Lane, Crag Bank, Carnforth. The street comprises 25 dwellings accessed via a narrow highway with limited parking and turning facilities. At the head of the cul-de-sac is an unmade lane that provides access to the rear of 10 and 11 Greengate Lane, maintenance for the mainline railway and to open fields lying to the south and west of the lane.

The application site, which is owned by the occupier of 11 Greengate Lane comprises of a stable block for 8 horses, a horse walker, gravel car parking area and fenced ménage area together with three fields lying to the west of the stable building. In addition, the applicant owns a number of loose boxes to the west of the house and a large garage/workshop building to the south of the house.

The proposal

The application seeks consent for the change of use of the buildings and land to commercial livery stables. It is understood that the applicant does not operate these stables but that they have been let to a third party to operate. The livery yard operation includes the use of the fields for exercise/grazing the provision of stabling and the use of the exercise area/horse walker.

Planning History

The application site has no planning history relating to development of the site. However, the applicant has provided historic details and information clarifying that the buildings, ménage and horse walker have been erected for a period in excess of ten years. As such the erection of the buildings would be immune from enforcement action. However, the use of the land and associated buildings as a commercial livery yard has only recently commenced and requires the benefit of planning consent for a change of use.

Planning Policy

As indicated earlier in the report, this site lies within the North Lancashire Green Belt and the Countryside Area as designated in the Lancaster District Local Plan.

Central Government - Planning Policy Guidance

Planning Policy Guidance Note No 2. Green Belts

Contains general guidance as to the purpose and intentions of Green Belt designation. Section 3 contains guidance Control over Development with paragraphs 3.4- 3.5 providing particular guidance over the erection of new buildings. Limited exceptions are made for essential facilities for outdoor sport and Page 15

recreation which preserve the openness of the Green Belt. The guidance further clarifies essential facilities quoting examples including the erection of small stables for outdoor sport and recreation.

Planning Policy Statement 7 -Sustainable Development in Rural Areas

The Guidance identifies Government objectives to raise the quality of life and environment in the rural area, seeking to promote sustainable patterns of development, promote improved economic performance and to promote sustainable, diverse and adaptable agricultural sector. The guidance seeks the location of development near to local services. Paragraph 26 confirms that the polices within PPG 2 will still apply to Green Belts whilst aiming to provide improved public access and the provision of appropriate sport and recreation facilities. Policies are encouraged to facilitate small-scale horse enterprises as a useful form of farm diversification. Small-scale being defined as up to ten horses.

Planning Policy Guidance Note No. 13 -Transport

The Guidance identifies Government objectives to promote more sustainable transport choices, improve accessibility to leisure facilities by public transport, walking and cycling and to reduce the need to travel, especially by car. The guidance promotes the location of leisure and other facilities near to local centres to aid accessibility by transportation other than the private motor car.

Lancashire Structure Plan adopted March 2005

Policy 6 Provides guidance upon the general principles of the Green Belt, identifying that the extent of the Green Belt will be maintained. Reflecting the guidance contained within PPG 2 Green Belts

Lancaster District Local Plan

Policy E1 Identifies that the North Lancashire Green Belt is established within the boundaries set out on the local proposals map.

Policy E2 Restricts development of new buildings within the North Lancashire Green Belt to those for agricultural or forestry purposes. In addition, essential buildings for outdoor sport and recreation acceptable which do not conflict with the openness of the Green Belt.

Policy E4 Development in the Countryside Area seeks to ensure that any development in the countryside area is in scale and keeping with the character of the landscape, appropriate to its surroundings (design, materials, appearance) and makes satisfactory arrangements for access, parking and servicing without undue impact.

Policy R8 Restricts proposal for outdoor sport and recreation within the Green Belt which retain the open character of the Green Belt and do not have an adverse impact on the character and appearance of the countryside or interests of nature conservation.

Policy R10 Permits equestrian development in the countryside where, the buildings are appropriate in scale, materials, design and landscape surroundings. Existing buildings are made use of and that the proposals do not have an unacceptable impact upon rural roads. The development should not impact upon wildlife habitat, be sited close to safe riding route/bridleways and ideally close to existing settlements.

Comments

It can be seen in the extracts of planning policy that the use of land within the Green Belt for equestrian development (essential outdoor sport and recreation) is identified as a use that, in principle, can be considered as a limited exception providing it preserves the openness of the Green Belt. In addition, Page 16

policy is generally supportive of development which is site close to settlements in an accessible and sustainable location.

However, when considering the wider impact of the development against other policies in the development plan the scale of the operation and it’s impact upon the local highways and neighbouring residents must also be considered. As noted earlier in the report the site is accessed via a residential cul-de-sac that is narrow in width and has limited turning facilities. In addition, most of the dwellings fronting the road have limited off street parking resulting in a large amount of on street parking at all times of the day, particularly in the evenings. Concerns over the nature of the access and its impact upon highway safety are as reflected in the concerns of the County highways engineer.

The neighbouring residents nave commented that the development of a livery operation has already seen an increase in the number and scale of the vehicles using the road to the detriment of the neighbouring residential occupiers. Individual owners attending the livery yard are likely to be visiting before and after working hours expanding the period when disturbance and risk to local residents will occur around the site.

It is considered that the change of use of these building and land from a private used stabling facility by the adjoining residential occupier to an open commercial livery yard with its associated operational demands and implications will have a detrimental effect upon the amenities of local residents and general highway safety and should be resisted.

HUMAN RIGHTS ACT IMPLICATIONS

The applicant's right to use and develop their property has to be balanced against the rights of neighbouring residents, namely, their right to respect for their private lives and homes. As set out above, the impact of the proposed development on neighbouring properties is considered unacceptable and, therefore, it is considered necessary and proportionate to refuse this application.

RECOMMENDATIONS

That PERMISSION BE REFUSED for the following reasons: -

1. Loss of residential amenity (Policy R10) 2. Contrary to highway safety (Policy E4). Page 17 Agenda Item 10

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

11 October 2005 05/01090/CU A10 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

CHANGE OF USE OF FORMER ANTIQUES THE OLD RECTORY SHOP AND TEA ROOMS TO FORM FARLETON OLD ROAD EXTENSION TO SELF CONTAINED CLAUGHTON DOMESTIC ACCOMMODATION LANCASTER LANCASHIRE LA2 9LA APPLICANT: AGENT:

Mr And Mrs S Wilkinson Michael A Harrison The Old Rectory Farleton Old Road Claughton Lancaster Lancashire LA2 9LA

REASON FOR DELAY Awaiting consultation responses

PARISH NOTIFICATION No response received

LAND USE ALLOCATION/DEPARTURE Local Plan - the site is within the Forest of Bowland AONB and is a Grade ll Listed Building

STATUTORY CONSULTATIONS County Archaeologist - no objection Conservation Officer - no objection

OTHER OBSERVATIONS RECEIVED No representations received.

REPORT

This site was originally a barn attached to the south side of the Old Rectory at Claughton, the whole of which is a Listed Building with a long history of commercial use which has been progressively shrinking over the last ten years in favour of residential use.

This proposal is a full application to convert the former antique shop on the ground floor of the south wing of the main building and the single storey modern tearoom extension to the rear into extensions of the existing first floor above the shop, to form a larger dwelling.

A similar application no 05/00192 was refused in April 2005 on the grounds of conflict with the Local Plan policies because no marketing evidence was submitted. Page 18

The proposals have very little impact on the external or historic fabric of the building and therefore raise no issues from either the Listed Building or AONB points of view. The scheme includes garaging and substantial storage facilities within the existing fabric of the building and therefore satisfies the requirements of Policies E33, E34,and E3, E4 of the Local Plan.

The scheme is neutral in terms of SPG16 since no new dwelling is being formed. In terms of Policies S18, S20 and E16 which relate to the loss of retail, cafe and employment premises in the rural area the application has demonstrated that the site has been adequately marketed over the last 12 months with no offers received. Furthermore, the premises have not really constituted a "village facility" in terms of the policies because of the nature of the services provided. The proposal will not therefore result in the loss of a "significant" community facility. It is not considered, in this case therefore, that a further refusal could be sustained in terms of the Local Plan Policies, or in terms of its impact on the Listed Building or the AONB.

It is recommended therefore that this proposal be supported.

HUMAN RIGHTS

RECOMMENDATIONS

That PLANNING PERMISSION BE GRANTED subject the following conditions:

1. Standard full permission 2. Development in accordance with approved plans 3. New natural stone to be used for the finish to the new garage door opening 4. Details of doors and windows to be agreed 5. Details of new stone boundary wall to be agreed 6. Garage to be retained

Page 19 Agenda Item 11

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

11 October 2005 05/01091/LB A11 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

LISTED BUILDING APPLICATION FOR THE OLD RECTORY CHANGE OF USE OF FORMER ANTIQUES FARLETON OLD ROAD SHOP AND TEA ROOMS TO FORM CLAUGHTON EXTENSION TO SELF CONTAINED LANCASTER DOMESTIC ACCOMMODATION LANCASHIRE LA2 9LA APPLICANT: AGENT:

Mr And Mrs S Wilkinson Michael A Harrison The Old Rectory Farleton Old Road Claughton Lancaster Lancashire LA2 9LA

REASON FOR DELAY

PARISH NOTIFICATION No representation received

LAND USE ALLOCATION/DEPARTURE

STATUTORY CONSULTATIONS Conservation Officer - no objection

OTHER OBSERVATIONS RECEIVED No representation received

REPORT

This application is for Listed Building Consent for the proposals considered elsewhere in this schedule under application no 05/01090/CU.

The proposal raises no significant Listed Building issues, involves little alteration to the historic fabric of the Listed Building itself and will secure its continued preservation for the future. It is considered therefore that from the Listed Building point of view these proposals can be supported. Page 20

HUMAN RIGHTS

RECOMMENDATIONS

That LISTED BUILDING CONSENT BE GRANTED subject to the following conditions:

1. Standard Listed Building Consent 2. Development in accordance with approved plans 3. New natural stone to be used for the finish to the new garage door opening 4. Details of doors and windows to be agreed 5. Details of new stone boundary wall to be agreed 6. Garage to be retained

Page 21 Page 22 Page 23 Page 24 Page 25 Page 26 Page 27 Page 28 Page 29 Page 30

This page is intentionally left blank Page 31 Agenda Item 12

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

5 October 2005 05/01071/FUL A12 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

REMOVAL OF CONDITION 5 ON CRANSFIELD COTTAGE APPLICATION 83/1018 REGARDING LITTLEDALE ROAD OCCUPANCY RESTRICITONS BROOKHOUSE LANCASTER LANCASHIRE LA2 9PH APPLICANT: AGENT:

Mr K And Mrs P Marshall Barden Planning Consultants Cransfield Cottage Littledale Road Brookhouse Lancaster Lancashire LA2 9PH

REASON FOR DELAY

PARISH NOTIFICATION No objections

LAND USE ALLOCATION/DEPARTURE Local Plan - The site is within the Forest of Bowland AONB

STATUTORY CONSULTATIONS None

OTHER OBSERVATIONS RECEIVED No representations received

REPORT This site is an isolated bungalow, with stables located in an elevated position in open pastoral countryside, above the road to Litteldale, just outside Caton.

The bungalow dates from 1983/4 when it was approved in connection with a riding school centred on the adjacent stables and the three small fields separating them and the bungalow from Littledale Road. This permission was subject to an occupancy condition requiring it to be occupied in the first instance by the applicant in connection with the holding applied for and subsequently by the proprietor of the small holding and riding stables associated with the application site or a person solely or mainly employed locally in agriculture.

Page 32

This condition was tested by an application in 2001 (01/00158) which sought to demonstrate that the site had not been occupied in accordance with the condition for a period in excess of ten years and that the dwelling could not benefit from unrestricted occupancy rights. The arguments were not accepted and the application was duly refused. In the subsequent appeal the Inspector supported the original condition and concluded that the requirements of it had not been breached despite the riding school not having operated for many years.

This proposal is a full application to remove the original occupancy condition, no 5, as imposed by permission no 01/83/1018.

However, no evidence has been submitted to suggest that the premises have been marketed for the operation of a riding school or to the agricultural community, and no attempt has been made to widen the scope of the condition to include those last employed in agriculture.

This proposal would therefore conflict with the requirements of Policy H9 of the Local Plan which states that such occupancy conditions will not be removed unless it can be demonstrated that the dwelling is not required to meet the existing and future needs of agriculture or forestry for key worker housing, and should be resisted.

HUMAN RIGHTS

RECOMMENDATIONS

That PLANNING PERMISSION BE REFUSED for the following reasons:

1. The occupation of this dwelling other than in accordance with the requirements of condition no 5 on permission no 01/83/1018 would conflict with the provisions of Policy H9 of the Lancaster District Local Plan which states that such occupancy conditions will not be removed unless it can be demonstrated that the dwelling is not required to meet existing or future needs of agriculture or forestry for key worker housing. It is not considered that such lack of need has been demonstrated in this case. 2. Precedent

Page 33 Agenda Item 13

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

22 June 2005 05/00575/CU A13 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

CHANGE OF USE OF LAND TO SITE KENDAL HILL FARM MOBILE HOME FOR HOLIDAY DOBBS LANE OCCUPANCY GLASSON DOCK LANCASTER LANCASHIRE LA2 0AU APPLICANT: AGENT:

J G Charnley And Son Mason Gillibrand Architects C/o Agent

REASON FOR DELAY Awaiting amended proposals from applicant

PARISH NOTIFICATION No response received

LAND USE ALLOCATION/DEPARTURE Local Plan - The site is within a Countryside Area

STATUTORY CONSULTATIONS County Highways - no objection but requests two passing places Environmental Health - no objection caravan site licence needed County Land Agent - no objection to revised proposal United Utilities Water - no objection

OTHER OBSERVATIONS RECEIVED No representations received

REPORT This site is a well screened small paddock to the rear of the farm house at Kendal Hill Farm. Surrounded on two sides by buildings and on the other two by trees and hedgerows. The site has for many years contained an old static caravan used as a farm workers crew and occasional extra sleeping accommodation.

This proposal, in its now revised form, is a full application for the siting of one static holiday caravan to diversify and supplement the farm income.

The proposal raises no landscape issues in this location and satisfies the requirements of Policy E21 in relation to agricultural diversification. It is considered therefore that this proposal can now be supported with a temporary 5 year permission to enable the condition and impact of the caravan to be kept under review.

Page 34

HUMAN RIGHTS

RECOMMENDATIONS

That PLANNING PERMISSION BE GRANTED subject to the following conditions

1. Temporary permission 5 years 2. Amended proposals 3. Development in accord with approved plans 4. Caravan to be retained and operated by and for the benefit of the occupier of Kendal Hill Farm 5. Short term holiday occupation only 6. Register of occupants to be kept

Advice note - caravan licence needed. Page 35 Agenda Item 14

DECISION DATE APPLICATION NO. SCHEDULE NO:

13 September 2005 05/00919/CU A14 DEVELOPMENT PROPOSED SITE ADDRESS

DEMOLITION OF THREE FLATS AND ELLEL FARM SUPPLIES (FORMER CHANGE OF USE AND CONVERSION PIGGERIES) KITCHEN GROUND OF GARAGE BUILDING TO FORM BAY HORSE ROAD THREE DWELLINGS WITH ELLEL INTERGRAL GARAGES LANCASTER LANCASHIRE APPLICANT: AGENT:

Mr Whittingham Mason Gillibrand Architects C/o Agent

REASON FOR DELAY

Awaiting consultation responses.

PARISH NOTIFICATION

No objection.

LAND USE ALLOCATION/DEPARTURE

Local Plan - the site is within a Countryside Area.

STATUTORY CONSULTATIONS

County Highways - no objection - visibility and garage sizes to be conditioned. City Engineer - no objection. Environment Agency - no objection.

OTHER OBSERVATIONS RECEIVED

No representations received.

REPORT

This site is located on the west side of the road linking Bay Horse with Quernmore about one third of the way from Bay Horse. It is situated in an isolated, slightly elevated and very exposed position, just outside the boundary of the Forest of Bowland AONB.

A brick-built workshop and covered storage area occupy the site frontage behind which are three self- contained residential flats in a separate building and a large open area occupied by an extensive range of derelict piggeries. To the rear of the flats, along the north side of the open area lie a further range of fullly enclosed working piggeries in a different ownership and outside this application curtilage.

Page 36

The site is bounded on its west, south and north sides by open post and wire fences with, on its west and south sides, narrow strips of immature planting, and on its east side by a block wall and open frontage. The surrounding countryside is open rolling pasture land.

This site has a long history of specifically conditioned agriculturally-related commercial uses, although the derelict piggeries were never part of an approved and implemented commercial curtilage. The authorised use of the rear of the site therefore remains agriculture.

The site has been actively marketed for any appropriate agriculturally-related commercial use since the late 1990's with no success.

In 2000, an application for the use of the whole site excluding the flats and working piggeries as a construction plant depot was refused on landscape, amenity and highway safety grounds.

In 2001, a further application for the change of use of the same site to general B2 use was also refused on policy, landscape, amenity, highway safety and sustainability grounds. A subsequent appeal was dismissed for the same reasons, confirming the Councils approach to limiting the future commercial use of this site to those directly connected to agriculture in the local area.

In 2003, an application to convert this site and the adjacent working piggeries into five dwellings was refused on SPG16 grounds since it created two additional residential units.

This proposal is a full application to demolish the existing block of three flats and the open storage building at the front of the site and to convert the main workshop building into three bungalows with integral garages and walled gardens separating them from the working piggeries. The area of derelict piggeries would be cleared and returned to a paddock. The converted workshop would be stone faced and slate roofed to improve its appearance with both its front and rear wings removed. The frontage area would be walled to create a secure private entrance forecourt and all access would be via the existing residential access at the northern end of the site. Each of the units utilizes the roof space to produce four-bedroomed units.

The lack of demand for these premises for agriculturally-related commercial use has been well established, as has its unsuitability for other alternative commercial uses. The requirements of Local Plan Policy EC16 has therefore been satisfied and alternative non-employment uses can be considered for the building.

In this case the site already contains three residential units which will be replaced by three larger ones in the converted workshop building, which is neutral in SPG16 terms. Better quality residential units, to modern standards will be provided, further away from the working piggery. Appropriate private amenity area and garages will be provided as well as an improved, safer access. All redundant and derelict structures will be removed and the appearance and character of the remaining building will be significantly improved with the agricultural land to the rear returned to pasture.

This proposal will thus significantly improve the character and appearance of this site in the landscape, resolve its future use without detriment to issues of sustainability or conflict with Local Plan policies and can therefore on balance be supported.

Page 37

HUMAN RIGHTS

RECOMMENDATIONS

That PLANNING PERMISSION BE GRANTED subject to conditions covering the following issues :

1. Standard full permission. 2. Amended plans. 3. Development in accord with approved plans. 4. No demolition beyond that identified. 5. Samples of stone and slate to be agreed. 6. Details of new stonework, coursing, pointing, quoins, heads, sills and reveals to be agreed. 7. Details of roof eaves, verges, ridge, roof lights and rainwater goods to be agreed. 8. Details of windows, doors and screens, including reveals and finishes to be agreed. 9. Details of all external dry stone boundary walls, gates, landscaping and surfacing. 10. PD rights removed. 11. Garages to be retained. 12. Land to rear to be cleared of all materials, returned to pasture and kept clear for grazing use. 13. Northern access to be improved in accordance with a scheme to be agreed, southern access to be reduced to a standard agricultural gate set 5m back, all other access points closed and made good. 14. Existing flats and storage buildings to be demolished and all materials cleared from the site before any new dwelling is occupied. 15. Drainage scheme to be agreed.

Page 38

This page is intentionally left blank Page 39 Agenda Item 15

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

10 October 2005 05/01085/CU A15 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

SUBDIVISION OF BARN TO 2 NO. OLD CROOKHEY FARM DWELLINGS (PREVIOUSLY APPROVED GARSTANG ROAD FOR 1 UNIT UNDER PLANNING COCKERHAM APPLICATION 01/01313/CU) LANCASHIRE LA2 0HA APPLICANT: AGENT:

Norman Jackson Contractors Ltd Michael Harrison Scotland Road Carnforth

REASON FOR DELAY Awaiting consultation responses

PARISH NOTIFICATION No objection

LAND USE ALLOCATION/DEPARTURE Local Plan - The site is within a Countryside Area and within the curtilage of a Grade ll Listed Building

STATUTORY CONSULTATIONS County Highways - Observations awaited Environmental Health – desk top contamination study request Environment Agency - no objection County Archaeologist - Building record requested Ramblers - no comment

OTHER OBSERVATIONS RECEIVED No representations received

REPORT This site is located in open rolling pastoral countryside on the west side of Garstang Road, to the south of Cockerham village, close to the District boundary with Wyre Borough. The building is a traditional stone barn forming part of a traditional group situated around a farm yard located on slightly lower ground to the south of the Listed farm house.

Permission was granted in 2001 (01/01313) for the conversion of three barns within the group into four dwellings.

In 2003 permission (03/00200) was granted for changes to the layout of barn 3, the retention of an outbuilding to form a garage to barn 1, and amendments to the site entrance layout and the siting of the sewage treatment plant. Listed Building Consent (03/00323/LB) for the alterations to the access was also granted.

Page 40

Later in 2003 an application no (03/01175) was then submitted to subdivide barn 2 which had previously been approved for one dwelling to form two dwellings. However, by this time the present policies of housing restraint, SPG16 and the increased prominence of sustainability issues had emerged. This application, which would have created an additional unnecessary dwelling in an unsustainable location in the countryside, was therefore refused on housing policy grounds.

At the time it was considered that there were no grounds to justify an exception to the restraint policy. Since then there has been clarification in the form of case law about the status of the barns. They are curtilage buildings so are subject to the statutory listing. It is not in the public interest to leave one barn out of the group, half completed and potentially decaying.

This proposal is a further full application for the subdivision of Barn 2 to form two dwellings. The barn is of such size that this subdivision does not result in significant differences in the fenestration or external character of the building from the approved scheme for one unit, except the scheme does also include a single storey lean-to extension to the north gable facing the Listed farmhouse to form a garage.

Such an extension was not necessary with the previous less intense scheme, which included garaging within the barn. It is, however, a modest lean-to structure in keeping with traditional design and replaces a detached garage approved in the earlier scheme to serve the main farm house.

Although the site is not a sustainable location it is considered that an exception can be made to ensure that the listed curtilage buildings are completed to a quality standard.

HUMAN RIGHTS

This application has to be considered in relation to two sections of the Human Rights Act: Article 8 (privacy/family life), and Article 1 of the First Protocol (protection of property). There are no issues arising from the proposal which appear to override the responsibility of the City and Councils to regulate land use for the benefit of the community as a whole, in accordance with national law.

RECOMENDATIONS

That PLANNING PERMISSION BE GRANTED with the following conditions:

1. Standard time condition 2. Accord with approved plans 3. Materials to be agreed 4. Details of stonework, pointing, cills and boundary walls 5. Details of eaves, verges, ridges and rainwater goods 6. Details of windows and doors 7. External surface treatment and landscaping 8. Programme of building recording and analysis 9. Barn and bat survey 10. Removal permitted development rights 11. Restrict garage use

Page 41 Agenda Item 16

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

10 October 2005 05/01087/LB A16 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

LISTED BUILDING APPLICATION FOR OLD CROOKHEY FARM SUBDIVISION OF BARN TO 2 DWELLINGS GARSTANG ROAD (PREVIOUSLY APPROVED FOR 1 UNIT COCKERHAM ON APPLICATION 01/01313/CU AND LANCASHIRE CONVERT ADJACENT BARNS TO 3 LA2 0HA DWELLINGS AND ASSOCIATED LANDSCAPE WORKS

APPLICANT: AGENT:

Norman Jackson Contractors Ltd Michael Harrison Scotland Road Carnforth

REASON FOR DELAY Awaiting consultation replies

PARISH NOTIFICATION No objections

LAND USE ALLOCATION/DEPARTURE Local Plan - Countryside Area. The site is also within the curtilage of a listed building.

STATUTORY CONSULTATIONS County Highways - no objection - visibility and garage sizes to be conditioned City Engineer - no objection Environment Agency - no objection

OTHER OBSERVATIONS RECEIVED None

REPORT The background to this application is given in the preceding report on the planning application. As explained the proposals in details are very similar to those already approved and the lean-to garage structure to help facilitate the additional dwelling involved, is designed in a sympathetic style to the listed building group.

As such there are no objections from the listed building point of view and approval is recommended.

HUMAN RIGHTS This application has to be considered in relation to the provisions of the Human Rights Act, in particular Article 8 (privacy/family life) and Article 1 of the First Protocol (protection of property). Having regard to the principles of proportionality, it has been concluded that there are no issues arising from the proposal which appear to override the responsibility of the City Council to regulate land use for the benefit of the community as a whole, in accordance with national law. Page 42

RECOMMENDATIONS

That LISTED BUILDING CONSENT BE GRANTED subject to the following conditions:

1. Standard Listed Building time limit. 2. Development to accord with approved plans. 3. Material samples to be agreed. 4. Details of stonework, pointing, cills and boundary walls. 5. Details of eaves, verges, ridges and rainwater goods to be agreed. 6. Precise details of windows, doors and openings to be agreed. 7. Programme of building recording and analysis Page 43 Agenda Item 17

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

19 November 2005 05/01136/CU A17 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

CHANGE OF USE OF RESIDENTIAL 2 STANLEY ROAD BUILDING INTO 5 FLATS WITH HEYSHAM COMMUNAL ACCESS. MORECAMBE LANCASHIRE LA3 1UP APPLICANT: AGENT:

Beech Housing Poole Dick Associates 56 King Street Leigh WN7 4LJ

REASON FOR DELAY

Not applicable.

PARISH NOTIFICATION

Morecambe Neighbourhood Council - No response to date, any comments will be reported to committee.

LAND USE ALLOCATION/DEPARTURE

Within the Urban Area defined in the Lancaster District Local Plan. The site is also within the West End Regeneration Area.

STATUTORY CONSULTATIONS

Chief Engineer - No objections

OTHER OBSERVATIONS RECEIVED

Councillor Robinson - Voiced concerns about the proliferation of flat provision in Morecambe and requested that the grant of consent be subject to a condition controlling the age of the occupants of the flats to be restricted to over-55’s due to the problems experienced in the area from existing youths.

No comments received from neighbours.

REPORT

The property is an end-of-terrace 3 storey Victorian house located on the north side of Stanley Road. The application site is directly adjacent to the Tesco `Local’ on Heysham Road; Heysham Road is the primary bus route and provides easy access to both Morecambe and Heysham. The property is currently in a severely dilapidated state and contrasts significantly in relation to the adjoining houses of the terrace which are all in a good state of repair. Page 44

The improvement and restoration of this prominent building is encouraged by Strategic Housing. It is located within Area 14 of the Masterplan, `Winning Back Morecambe’s West End’ which recognises that opportunities exist to carry out some refurbishment of the housing stock where necessary.

The proposal is to change the use of the existing guesthouse to 5 self-contained flats with a communal entrance for 4 of them and a separate access to the rear for the basement flat.

Comments

The proposal to restore this long-term empty and derelict property is to be encouraged subject to the revisions recommended by Strategic Housing. Although the approval will exacerbate the over-provision of flats the building is badly in need of investment and the proposed refurbishment will have a significant effect on the appearance of Stanley Road. In line with comments received from Strategic Housing, the planning officer has requested a revised scheme to make better use of the available space and provide a better spread of flat types, namely, 2 No. two bed flats and 3 No. 1 bed flats instead of 1 No. 2-bed and 4 one-bed flats.

In order to improve the rear curtilage area the rear garage is being removed, however, it is suggested that a bin and cycle store is provided to cater for the proposed new usage and promote sustainable modes of transport.

Policy

H21 and H22 - The proposal ensures a high standard of housing provision within the regeneration area of the West End Masterplan and the self-contained flats comply with the council’s standards in Appendix 2 of the Local Plan.

Conclusion

That planning permission should be granted in accordance with revised plans that include the creation of 2 No. 2 bed units and 3 No. 1 bed units. Due to the demographics of Morecambe on the whole it would be inappropriate to control the age of the occupants of the dwelling house to over-55’s.

HUMAN RIGHTS ACT

RECOMMENDATION

THAT PERMISSION BE GRANTED with the following conditions:

1. Provision of a bin and cycle store. 2. Details of landscaping to be submitted to and agreed in writing by the LPA. 3. Utilise the existing materials. 4. Subject to receipt of revised plans showing 2 No. 2-beds and 3 No. 1-beds.

Page 45 Agenda Item 18

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

20 July 2005 05/00725/FUL A18 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

DEMOLITION OF EXISTING 15 BEDROOM RAILTON HOTEL HOTEL AND ERECTION OF A NEW 39 2-4 STATION ROAD BEDROOM HOTEL WITH ASSOCIATED LANCASTER FACILITIES AND CAR PARKING LANCASHIRE LA1 5SJ APPLICANT: AGENT:

Mr E Stirling Christopher Rushton Incorporating Rhodes Day Railton Hotel 2-4 Station Road Lancaster Lancashire LA1 5SJ

REASON FOR DELAY Awaiting amended proposals from applicant

PARISH NOTIFICATION

LAND USE ALLOCATION/DEPARTURE Local Plan - the site is unallocated

STATUTORY CONSULTATIONS County Highways - no objection in principle subject to minor amendments and a contribution towards the cost of a mini roundabout at the Station Road/Westbourne Road junction. Observation on final proposals awaited. Chief Engineer - no objection to final proposals Conservation Officer - supports - well designed scheme Civic Society - supports - various detail suggestions most of which have been incorporated into the final scheme Environmental Health - no objection - various conditions requested County Archaeologist - Prior evaluation needed Environment Agency - no objection United Utilities - no objection

OTHER OBSERVATIONS RECEIVED 17 letters received objecting to the original proposals on the following grounds that it would 1. Destroy the integrity of the terrace 2. Destroy the character of the area by building over the garden green space 3. Increase size would dominate the junction and houses on either side 4. Generate more traffic and on street parking 5. Out of keeping with terrace will always look like an add on 6. Loss of local landmark 7. Too large, too tall and too close to Station Road Page 46

8. Oppressive over-development of the site 9. Westbourne Road facade should be retained 10. Should allow for and contribute to a junction improvement scheme

25 letters (many duplicated) received objecting to the revised proposals and generally reiterating the thrust of the original objections.

REPORT This site is the end terrace property (nos 2 and 4) located at the junction of Station Road with Westbourne Road and its surrounding curtilage. To the rear of the site lies the modern Bay View Court block of flats. To the east lies the station, while to the south lie the similar Victorian terrace houses. The area is not within a Conservation Area and the only Listed Building in the vicinity is the station.

This proposal is a full application to demolish the existing Railton Hotel property, which apparently cannot meet modern accessibility standards and has previously been extensively altered internally, making further significant structural work unviable, and the erection of a new primarily three-storey building, fully occupying both road frontages.

The design does not attempt to replicate the adjacent Victorian facades but is in scale and keeping with it, whilst creating a focal point and landmark structure on this important corner. Elements of the scheme therefore create tower-like features up to five storeys high from the basement level at the corner, reflecting the character of the station architecture opposite.

The layout of the building in an L-shape along the site frontages has been designed to maximise the potential of the site while keeping the depth of the building away from the neighbouring domestic gardens and rear windows. This open external rear space is to be used to provide car parking and rear service access.

The internal layout of the hotel has not yet been finalised but is expected to produce in the region of 39 bedrooms with owners’s accommodation in a fifth floor, roof-level, penthouse.

Materials would be natural stone reused from the existing building, with slate roofs, some vertical slate hanging and timber windows. The rear elevations would be rendered to match those of neighbouring properties.

There are no specific Local Plan policies relating to this site or the provision of Hotels/Tourist Accommodation in Lancaster. However the proposal conforms to the requirements of Policy EC6 relating to new employment development, and Policy H19 relating to development on small sites within existing urban housing areas. The proposal would also address the recognised shortfall in lower cost short-stay accommodation in the City Centre, adjacent to a major national transport network. Bearing this in mind, the scheme only provides one more off-street parking space than currently exists on the site. Any overspill would use the station car park opposite.

The amended scheme addresses most of the design issues raised by the Civic Society and addresses the access visibility and highway safety issues raised by the County Highway Authority. Indeed the applicant has indicated his willingness to negotiate a contribution to the creation of a mini-roundabout at the junction of Station Road with Westbourne Road, not exceeding £10,000.

It is considered therefore that this proposal represents a well thought-out land mark scheme, which would maximise the development potential of this site, provide much needed modern tourist- accommodation close to the railway station, without detracting unduly from neighbouring amenities or the existing character and appearance of the area, and would enable much needed highway junction improvements. Page 47

It is recommended therefore that the Head of Planning and Building Control be empowered to approve the application subject to the completion of a Section 106 agreement relating to an appropriate contribution to the formation of a mini-roundabout, not exceeding £10,000.

HUMAN RIGHTS

RECOMMENDATIONS

That subject the completion of a Section 106 agreement as set out above, the Head of Planning and Building Control be empowered to agree the application subject to conditions covering the following issues:

1. Full permission 2. Amended plans 3. No demolition until a contract for reconstruction has been let 4. All stonework to be securely stored on site and used for the external elevations of the approved scheme. 5. Details of the stonework, coursing, heads, sills, quoins, pillars, jambs, chimneys, mullions and copings to be agreed 6. Details of roof eaves, verges, ridges, hips, finials, dormers, and rainwater goods to be agreed 7. Details of the windows, doors rooflights and screens, including set backs and finishes to be agreed 8. Details of external landscaping, retaining and boundary walls, surfacing and gates including heights and siting to be agreed 9. Samples of slate, render and any additional stone to be agreed 10. Details of all external signage and illumination to be agreed 11. Junction radius improvement 12. Visibility splay at Westbourne Road and site entrance 13. Car parking and control of entrance gates 14. Turning space 15. Hours of working and deliveries 16. Silencing and noise attenuation 17. No pile driving without consent 18. Archaeological evaluation and excavation 19. Trap gullies to parking areas

Page 48

This page is intentionally left blank Page 49 Agenda Item 19

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

18 July 2005 05/00740/REM A19 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

RESERVED MATTERS APPLICATION FOR PONTINS HOLIDAY CAMP ERECTION OF A RETIREMENT VILLAGE CARR LANE COMPRISING DWELLINGS, OTHER MIDDLETON RESIDENTIAL ACCOMMODATION, MORECAMBE RETAIL, LEISURE, RECREATION AND LANCASHIRE ANCILLARY ADMINISTRATION, LA3 3LJ CREATION OF A NEW ACCESS AND CIRCULATION ROAD

APPLICANT: AGENT:

C J Homes Development Planning Partnership Newman Hall Berrington Shrewsbury Shropshire SY5 6HE

REASON FOR DELAY

Awaiting additional information from the applicants.

PARISH NOTIFICATION

Middleton Parish Council - Reiterate their concerns about the amount of traffic which would be generated on a narrow country lane. They are also concerned about the possible implications of coastal erosion and query the appropriateness of the site for new development.

LAND USE ALLOCATION/DEPARTURE

Tourism Opportunity area.

STATUTORY CONSULTATIONS

County Council Planning - The proposal is for reserved matters and does not raise any new issues of strategic significance. County Council highways – Final observations awaited. County Council Emergency Planning - The site lies outside the emergency planning zones around Heysham Power Station and Solvent Resource Management's premises on Middleton Road. It would only be in a "worst case" scenario that evacuation would be considered. However in that case there would be concerns about the ability of the road to handle the vehicular movements involved and this needs to be borne in mind in future discussions. Engineering Services - Observations awaited. Environmental Health – Final comments will be reported to Committee. Page 50

Health & Safety Executive - Observations awaited. Environment Agency - Observations awaited. United Utilities - Observations awaited English Heritage - Do not wish to make any comments on the proposal. English Nature - Are pleased that the herb rich pasture on the north east corner of the site is to be retained. They also welcome the proposed use of wildflower planting. However, they would like more information on the planting proposals for the remainder of the site. Fire Service - No objections in principle, but would like further details of access and water supplies. Police - Observations awaited.

OTHER OBSERVATIONS RECEIVED

Ramblers Association - The submitted papers seem to deal with landscaping but the overall appearance of the scheme seems boring, and little different from a conventional housing estate. Internal pathways are poor and a cliff top path would be useful as a footpath route from the site. At present there is no encouragement to travel other than by vehicle - footpaths and cycleways should be included.

Any other representations received will be reported orally at committee.

REPORT

The application site is the former Pontins holiday camp at Middleton, which closed in 1994. The total area is given by the applicants as 23ha. The site is a gently sloping cliff top one, with views out over the Irish Sea.

A proposal by the Home Office to use it as a prison was not pursued and the buildings on the site have been unoccupied since. An outline application for a retirement village (application 00/00156) was submitted in 2000. A report on the proposal, setting out the issues involved, was considered in October 2000; a copy is attached.

Consent was granted by the Secretary of State in September 2002, following a public inquiry. The application had been called in for a decision, because of the significance of the proposal. Permission was granted with a number of conditions, of which the following are of particular importance: • No more than 650 dwellings are to be erected • A decontamination scheme was to be agreed and implemented • A protective fence was to be erected around a County Biological Heritage site • Alterations to the site access were to be agreed • The layout was to respect the Listed Buildings on part of the site, and a scheme for their rehabilitation was to be agreed before development commenced • Details of key buildings on the site were to be recorded (a survey of the main building, the SS Berengaria, was carried out in March this year before it was demolished. • Construction work, including demolition, should take place only between 08:00 - 18:00 Monday to Saturdays, with no work on Sundays or officially recognised public holidays • Details of the proposed seafront footpath were to be agreed • A wildlife survey to identify the presence of bats and barn owls is to be carried out • A scheme of archaeological work has to be undertaken • All access to the site is to be from an improved junction with Carr Lane • 20% of the dwellings within the development shall be car free • A management scheme for the Biological Heritage Site is to be agreed before development takes place • The development is to be a continuing care retirement village and no other form of residential development.

Page 51

There is also a Section 106 agreement which covers the provision of a free minibus service linking the site with Morecambe.

The recording of the Berengaria block was completed before it was demolished and the applicants have also met the requirements of the condition relating to the Biological Heritage site.

The layout of the proposal as submitted is somewhat different from the outline consent, although the basic principles remain. The existing buildings on the site, while reasonably substantial when they were new, have been unused for the last ten years and they have suffered from vandalism. The only ones which it is proposed to retain are three at the southern end of the site which are Listed grade II: a former farmhouse, a folly tower, and a large stone barn.

The types of dwellings proposed are summarised in the plans as; • Bungalows - 37 • Mews houses - 82 • Apartments - 359 • Corner dwellings - 75 • Care home accommodation - 60

For the purposes of the present application the site has been divided into 19 parcels of land which are to be used as follows:

• Plot 1 - Reception and administration block, leisure and retail accommodation • Plot 2 - Residential care home • Plot 3 - The three listed buildings, to be converted to provide a library, recreation accommodation, and visitor accommodation. A bowling green is also to be located here. • Plots 4-7 - Self contained flats: these are the areas along the western and northern edges of the site. • Plots 8-13 - A mix of terraced houses and bungalows. Plots 9 and 10 also include some cluster type accommodation. • Plot 14 - Semi-detached bungalows • Plot 15 - Detached bungalows, on the southern end of the site • Plots 16-18 - Reserved open space • Plot 19 - Biological heritage space, to remain undeveloped; this is on the east side of the site, adjoining Carr Lane.

The new buildings to be erected are to be one, two and three storeys in height. They will be traditional in appearance, finished externally in stone and white render with slate roofs. A limited amount of shiplap timber boarding is to be used for the top floors of the apartment blocks, and around some of the other window openings. A detailed landscaping scheme has been included with the proposal.

The application is accompanied by information explaining the design philosophy behind the scheme. Their intention is to promote sustainable design as far as possible, including the use of a sustainable urban drainage system. The internal road layout has been designed on "home zone" principles in order to keep traffic speeds low. Car parking areas are to be landscaped in order to keep their visual impact to an acceptable level.

A total of 472 parking spaces, with 38 reserved for use by disabled people, is proposed for the residential part of the scheme. This represents 80% provision as 20% of the dwellings are car free, as required by the terms of the outline permission. A further 18 spaces (including 2 for disabled users) are to be provided in association with the care home, and another 73 in association with the retail area.

Page 52

The car free dwellings, representing 118 out of the total of 650, are identified on one of the submitted plans. They are spread throughout the development rather than concentrated in one place. There are both advantages and disadvantages in this arrangement. As the scheme is a large one it will enable the development to take place in phases, avoiding the risk that only the most commercially attractive dwellings - those with parking spaces - will be constructed. However it will inevitably be more difficult to police an arrangement of this kind. Car free, or partly car free, developments have been approved elsewhere in Britain, but they are very rare. This issue is still the subject of discussions with the applicant. The final outcome will be reported to Committee.

As previously noted the site was identified as a Tourism Opportunity Site (policy TO2) in the Lancaster District Local Plan. This means that it is considered suitable for visitor attractions. The outline consent does not provide for this form of development so the present proposal has to be looked at in relation to those policies dealing with new residential development, particularly H5 which covers sites allocated for housing and H6 which list Housing Opportunity Sites. Both require that development must make satisfactory arrangements for foul and surface water drainage. Account also needs to be taken of SPG12 - the Residential Design Code - which sets out general principles for the design of new housing.

The accommodation is designed specifically for elderly people so policy R21, which deals with access for people with disabilities, is particularly relevant. The plans as submitted did not take full account of part M of the Building Regulations, which requires that the access to dwellings should be wheelchair accessible. The applicants accept that the stepped access shown to many of the dwellings will have to be eliminated but have suggested that this point could be dealt with by means of a condition.

They have also agreed to the provision of additional access points to the cliff top path, so that it can be used as part of a through route.

As the application is a reserved matters one the principle of development has already been accepted; concerns about the scale of the proposal and the ability of Carr Lane to handle the traffic to and from it were considered at the public inquiry. However consideration does need to be given to the design of the access into the site off Carr Lane. The developers' proposal involves a change in priority at the junction so that the road into the site becomes the main one, while the continuation of Carr Lane becomes a subsidiary route. This arrangement is acceptable to the County Council as highway authority. In view of the large number of dwellings envisaged this appears to be a logical arrangement, and it is shown on one of the supplementary plans accompanying the proposal.

Overall the scheme provides for a good quality form of development in a form which is consistent with the requirements of the outline consent. It is therefore recommended that permission should be granted, subject to the conditions set out below.

HUMAN RIGHTS ACT IMPLICATIONS

RECOMMENDATIONS

That subject to final agreement over the distribution of car free housing PERMISSION BE GRANTED (reserved matters) subject to conditions as follows:

1. Development to be carried out in accordance with the approved plans. 2. Samples of materials to be agreed. 3. Landscaping scheme to be implemented. 4. Arrangements for foul and surface water drainage to be agreed. Page 53

5. Details of phasing of development to be agreed before building work is commenced. 6. Construction to take place only between 8:00-18:00 Mondays to Saturdays, with no working on Sundays or officially recognised public holidays. 7. Outside doors to dwellings to be provided with level access in accordance with details to be agreed. 8. Details of access points to cliff top path to be agreed. 9. Alterations to access to be completed before any dwellings made available for occupation. 10. As required by consultees (if appropriate).

ADVICE

Consent is subject to a section 106 agreement and all conditions attached to the outline permission.

Page 54

This page is intentionally left blank Page 55 Agenda Item 20

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

18 October 2005 05/01034/CU A20 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

MODIFICATION OF CONDITION 4 ON FIELD NO 7300 CARR LANE MIDDLETON APPLICATION 98/00139/CU RELATING TO HEYSHAM LANCS VEHICULAR ACCESS AND PARKING CARR LANE MIDDLETON LANCASHIRE APPLICANT: AGENT:

Lancaster Moor Hospital Angling Club C/o "The Croft" Wallace Lane Forton Preston PR3 0BA

REASON FOR DELAY

Not applicable.

PARISH NOTIFICATION

Middleton Parish Council notified 2nd September 2005 - Observations awaited.

LAND USE ALLOCATION/DEPARTURE

Within the Countryside Area defined in the Lancaster District Local Plan.

STATUTORY CONSULTATIONS

County Surveyor - No comments received to date, any comments received will be reported verbally to the committee.

OTHER OBSERVATIONS RECEIVED

None to date. Any observations received will be reported directly to committee

REPORT

Site and its Surroundings

The proposed location of the parking area for Lancaster Moor Hospital Angling Club is currently a grass verge on the side of a farm track owned by the farmer at the nearby New Brows Farm and is used to access the agricultural fields either side. The access track and vehicle turning area is accessed via the middle gate of three, set off a turning area on a corner of Carr Lane.

Page 56

Carr Lane narrows from a two-way highway to a single road with passing places and serves several farms and caravan parks before reaching a large parking area on the coast. The single road element is approximately half a mile in length before meeting the access track. In the previous application for the `proposed change of use of land and lake to recreational lake for angling club’ the then county surveyor, writing in 1998, observed that it was the intentions of both the local and county councils aim to restrict the use of Carr Lane.

The Proposal

The proposal is to modify Condition 4 of a previous planning permission (Ref: 98/00139/CU).

Condition 4 states: `All vehicular access to the site in association with the use hereby approved shall be via Trailhome Lane and all vehicular parking in association with the use shall be confined to the area at Trumley Farm designated in the application for such purpose. In particular there shall be no access via Carr Lane.

The proposal is to create a new parking area on the grass verge of a farm track that runs off a corner of Carr Lane near New Brows Farm and involves levelling and covering a 50 yard stretch of the existing grass verge of the farm track with crushed hardcore to provide parking for upto 8 vehicles. Cars using the site will turn around at the existing gateway on the northern side of the access track; pedestrian access to the pond would be via an existing gate to the south side of the access track.

Planning Policy

Policy E4 of the Lancaster District Local Plans Stresses that development should be appropriate to its surroundings (design, materials, appearance) and should make satisfactory arrangements for access, parking and servicing without undue impact.

Comments

In a letter accompanying the proposal the Secretary of the Lancaster Moor Hospital Angling Club has expressed his concerns about the decrease in membership of the club from 54 to 7 members since 1997. He cites the main cause of this decrease results from the ½ mile walk that anglers currently have to make in order to reach the Lake from the existing allocated parking area.

The use of the parking area would minimise the distance fishermen utilising the site would have to carry their fishing equipment, which, in the case of course fishing is usually pretty extensive. By approving the modification of Condition 4 and permitting an approved scheme it will provide a more suitable area for parking and allow access to the agricultural fields by the farmer at all times.

Comments from the County Council as highway authority were not available at the time this report was drafted; however, the increase in traffic movement on Carr Lane will be minimal as there was evidence of cars already utilising the site. The main concern is the area directly off Carr Lane and the access road. Given that both surfaces are untreated they are liable to erosion and the increase in traffic movement will inevitably give rise to the migration of material and mud onto Carr Lane. At the time of the site visit the access track was pocketed with puddles caused by the gradual erosion of vehicles utilising the track, this erosion would be accelerated with the increased usage of the track.

The proposed hardcore area is currently a grass verge flanked by reeds that illustrate the dampness of this reclaimed land. It would be liable to flooding and a suitable drainage scheme would have to be submitted if the planning application was approved. The suitability of utilising the existing gates for the turning around of cars is questionable given that the field gates will have to be opened in order to provide

Page 57

enough turning space for cars to turn around. This could potentially cause problems with livestock disturbance.

On visiting the site the planning officer discussed the viability of an alternative location in the agricultural field directly adjacent to the access track that was nearer Carr Lane. The area just the other side of the field hedge could be hard surfaced in order to cater for the increased vehicle movements and is well screened from any vehicles utilising Carr Lane. There is a justifiable need for the parking as transporting course fishing equipment on public transport is unrealistic.

Conclusion

Rural planning policy and rural reform in the form of the single farm payment scheme and the Environmental Stewardship scheme emphasise that farmers should utilise their agricultural holdings in diverse and environmentally sensitive ways. The sensitive use of the pond enables these objectives and consequently it would be beneficial to find a suitable parking area, however, the addition of a hardstanding area to the side of the access track is not the most suitable location in this instance due to the concerns about drainage, access, and inadequate vehicle turning facilities. The planning committee is advised to refuse the application with a view to finding a more suitable location for the parking of vehicles off Carr Lane.

HUMAN RIGHTS ACT IMPLICATIONS

RECOMMENDATIONS

THAT PERMISSION BE REFUSED for the following reasons: -

1. Flood risk concerns 2. Insufficient parking and turning facilities

Advice Note

To submit a scheme incorporating better turning facilities and parking provision Page 58

This page is intentionally left blank Page 59 Agenda Item 21

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

2 September 2005 05/00947/FUL A21 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

APPLICATION TO VARY SECTION 106 FORMER REDCROSS HOTEL LEGAL AGREEMENT OWEN ROAD LANCASTER LANCASHIRE LA1 2LG APPLICANT: AGENT:

First Base Homes Ltd Bywater And Tweedale Kings Yard High St Lancaster LA1 1LA

REASON FOR DELAY

Discussions with applicant.

PARISH NOTIFICATION

None.

LAND USE ALLOCATION/DEPARTURE

The site lies within a Residential Area as defined by the Lancaster District Local Plan.

STATUTORY CONSULTATIONS

Legal Services - If the applicants have been unrealistic in their marketing then perhaps they should be increasing the discount offered.

Strategic Housing - The developer already has the ability to apply in writing to the Council to lift the occupancy requirements after an active period of marketing, and therefore there is no requirement for the legal agreement to be changed.

OTHER OBSERVATIONS RECEIVED

None.

REPORT

This application seeks to vary the legal agreement imposed on the planning permission (Reference 03/00319/FUL) for 22 apartments above 3 commercial units, on the site of the former Red Cross Public House close to Skerton Bridge. The units offer a mix of one, two and three bedroomed accommodation. Page 60

The agreement stipulated that all the apartments should be offered at a 20% discount off the open market value. The tower has now been constructed and at the time of compiling this report, only six of the units had been sold.

The applicant now seeks to retain the restriction on half of the units, and lift it entirely on the other apartments. They have indicated however that as part of this application the sales price of all apartments would remain as specified, and therefore the 20% reduction would remain in place.

The reason for the request is because of the unusually slow sale rate. This is not attributed to the slowdown of the housing market, but to the 'approved persons' criteria required in order for people to be considered for this type of housing. They calculate that under normal circumstances half of the apartments would have been disposed of by now, despite the condition of the market.

The applicants have produced supporting information which advises that people require a professional salary to qualify for a mortgage, despite the discount. The prices are therefore still out of reach for those on limited incomes and the properties are therefore not being sold and remain vacant.

It is argued that a relaxation of the agreement for half of the units would still permit prospective first-time purchasers to access the housing market without having to comply with the criteria imposed.

In assessing this case it is necessary to recall the reasons for allowing planning permission in the first instance. At the time of submission, the Authority had drafted interim Supplementary Planning Guidance (SPG) relating to housing development, as a response to the over-allocation of housing land within the district. This particular development was considered as an exception to the SPG because of two reasons. Firstly, it provided an opportunity to regenerate a derelict site on one of the main gateways into the city. Secondly it would also create further opportunities to bring mid-range first-time buyers into this area of Skerton. With regard to the first objective, the development has been successful, and coupled with the commercial units on the ground floor it provides an attractive mixed-use scheme. However in relation to the second objective, this has not yet been realised.

It was first suggested that the discount should be increased on half of the units to make them even more affordable. This would be subsidised by an increase in the price of the other half of the properties. However the applicant has stated that they cannot reduce the prices because some of the units are already sold. In any case even with a slightly improved discount, it is calculated that the properties would still be out of reach for, for example, housing association tenants.

Varying the agreement for half of the units would not affect the sale price, but would allow the approved persons criteria to be relaxed so that the properties can be offered to mid range first time buyers. It is also recognised that this development would still benefit from 50% affordable housing, a figure that exceeds both the national and local requirements.

It is therefore considered that the proposal would still allow the Planning Authority to achieve the aims outlined at the original planning approval stage for the benefit of the local community. Members are therefore recommended to permit this variation.

HUMAN RIGHTS ACT

Page 61

RECOMMENDATIONS

That PLANNING PERMISSION BE GRANTED subject to the following conditions:

1. That the Section 106 Legal Agreement be amended to incorporate the variation. Page 62

This page is intentionally left blank Page 63 Agenda Item 22

DECISION DATE APPLICATION NO. PLANNING COMMITTEE:

27 October 2005 05/01144/CCC A22 17 October 2005

DEVELOPMENT PROPOSED SITE ADDRESS

CREATION OF LANDSCAPE BUND LAND ADJ M6 MOTORWAY BORWICK LANE ALONG WESTERN BOUNDARY OF WARTON CARNFORTH LANCS BORWICK LAKE BORWICK LANE WARTON LANCASHIRE APPLICANT: AGENT:

Mr Mike Smith Stephenson Hallidan Ltd BDS Railway Goods Yard Middleton-in-Lonsdale LA6 2NG

REASON FOR DELAY

Not applicable.

PARISH NOTIFICATION

Warton Parish Council - Observations awaited.

LAND USE ALLOCATION/DEPARTURE

Countryside area.

STATUTORY CONSULTATIONS

Engineering Services - Observations awaited.

As this application is to be determined by the County Council they are carrying out the other consultations on the proposal.

OTHER OBSERVATIONS RECEIVED

Any representations received will be reported orally at Committee..

REPORT

The area east of the M6 motorway in Borwick was until quite recently used for sand and gravel working. Operations have now ceased and the land has been reclaimed. The site owned by the applicant is generally flat, but it contains six ponds of various kinds.

In October 2002 Lancashire County Council granted consent for the construction of a bund - in layman's terms, an embankment - along the western site boundary, where it adjoins the motorway (application 05/00019). The present proposal is a revised version of this. It is accompanied by a report prepared by Page 64

a firm of acoustic engineers which attempts to predict the effect of the embankment on noise in the area. In line with their suggestions, it is proposed to increase the extent of the embankment at its south western corner.

The height of the bund will vary between 3.8m and 7m. It should be noted that the motorway is some 2.7 metres above ground level at this point so quite substantial earthworks are needed to have the required acoustic effect. The embankment will be planted with trees but as the report points out they will have very little effect on noise levels; only a solid barrier can significantly reduce them.

The modifications proposed will not greatly change the nature of the proposal and the recommendation below reflects this. They include one restricting operations on the site to 30 September to 31 March the following year, in order to safeguard the interests of nesting birds.

HUMAN RIGHTS ACT IMPLICATIONS

This application has to be considered in relation to two sections of the Human Rights Act: Article 8 (privacy/family life), and Article 1 of the First Protocol (protection of property). There are no issues arising from the proposal which appear to override the responsibility of the City and Councils to regulate land use for the benefit of the community as a whole, in accordance with national law.

RECOMMENDATIONS

That Lancashire County Council be advised that the City Council has NO OBJECTIONS to the proposal, subject to conditions being attached to any consent covering the following matters:

1. The nature of the material to be deposited, which should be inert waste only. 2. Construction work on the development should take place only between 30 September and 31 March the following year. 3. Construction work should take place only between 7:30-18:30 Mondays to Fridays and 7:30-13:00 hours on Saturdays, with no working on Sundays or officially recognised public holidays, except in the case of essential pumping work and the maintenance of machinery used on the site. 4. No more than 10 heavy goods vehicles to leave the site in any one day Monday to Friday and no more than five on a Saturday. 5. Details of the routing of traffic to and from the site to be agreed. Page 65 Agenda Annex LOCAL GOVERNMENT ACT 1972

List of Background Papers

Schedule of Planning Applications for Consideration by Planning Committee on 17 October 2005

For each of the planning applications being considered, the planning file, including any relevant correspondence, consultation and neighbour responses, is part of the relevant background papers.

More particularly, in addition to the above, the following documents are relevant: -

A5 Lancaster District Local Plan

A6 Planning Application – 04/01457

A7 Planning Applications – 03/00154, 04/425 Lancaster District Local Plan

A8 Lancaster District Local Plan PPS.7 - Sustainable Development in Rural Areas PPG.13 - Transport Lancashire Structure Plan

A10 Planning Application – 05/192 Lancaster District Local Plan SPG 16 –New residential development

A12 Planning Applications - 01/158, 1/83/1018, 04/647, 00/281, 01/00511, 03/848

A15 Planning Applications - 01/01313, 03/200, 03/1175, 03/323

A19 Planning Application - 00/00156

A20 Planning Application - 98/139

A21 Planning Application - 05/00019 Page 66

This page is intentionally left blank Page 67 Agenda Item 23

LANCASTER CITY COUNCIL

APPLICATION NO DETAILS DECISION

04/01600/FUL 11 Beech Road, Halton With Aughton, Lancashire Application Permitted Erection of dormer extension to front elevation for C Roberts

05/00025/FUL Land Adj 12 And 18 Church Brow And Opposite, Church Application Permitted Street, Halton Application to amend siting of unit 3 on application 99/00592/FUL for Mr R D Halstead

05/00437/CU Fowlers Depositories Limited, Mellishaw Lane, Application Permitted Morecambe Change of use of part of storage area to workshop and offices for Nick Mann On Behalf Of Furniture Matters

05/00499/FUL 77 Bowerham Road, Lancaster, Lancashire Erection of a Application Permitted dormer extension to rear and replacement of porch for Mr J Spiller

05/00567/CU Thurnham Hall, Lancaster Road, Cockerham Change of Application Refused use of chapel to allow civil weddings and erection of marquee adjacent to chapel for Sunterra Europe Ltd

05/00568/LB Thurnham Hall, Lancaster Road, Cockerham Listed Application Permitted Building application for removal of bar and fittings from chapel, removal of staircase and installation of new bar in lounge for Sunterra Europe Ltd

05/00643FUL Installation of new shop front to coffee/sandwich shop at Application Permitted 3-7 Ffrances Passage, Lancaster for Mr. Mark Diggle

05/00680/FUL 80 Sycamore Road, Brookhouse, Lancashire Erection of Application Permitted a rear two storey extension and an attached garage to the side for Mr And Mrs Hodge

05/00715/AD High House Farm, Kirkby Lonsdale, Burrow With Burrow Further Details Not Agricultural Determination as to whether further details Required (AD/PA) are required for the erection of a general storage building for G M And M Preece

05/00716/FUL Corbels Barn, Crimbles Lane, Cockerham Alterations to Application Permitted raise the height of existing wooden fence and existing stone wall. for Mr S B Jordan

05/00720/FUL 1 Well Lane, Yealand Redmayne, Carnforth Demolition Application Permitted of existing house and erection of a new house for Mr And Mrs C Higgens

05/00724/ADV 93 Penny Street, Lancaster, Lancashire Erection of an Application Permitted illuminated advertising sign for Siraj Patel

05/00746/FUL Demolition of existing garage and erection of a two Application Permitted storey side extension at Cat Bells, Sunnyside Lane, Lancaster for Mr And Mrs G Orr

05/00746/FUL Cat Bells, Sunnyside Lane, Lancaster Demolition of Application Permitted existing garage and erection of a two storey side extension for Mr & Mrs G Orr Page 68

05/00789/FUL 34 Queen Street, Morecambe, Lancashire Installation of Application Permitted replacement doors, windows, gutters and downpipes, replacement of flat roof with pitched roof, and render front face of building for Lesley Anne Jenner

05/00799/FUL 224 Torrisholme Road, Lancaster, Lancashire Erection Application Permitted of a hallway and toilet extension plus a sunroom for Mr Huntington

05/00810/FUL 15 Chequers Avenue, Lancaster, Lancashire Erection of Application Permitted a single-storey kitchen extension to rear for Mr And Mrs Doyle

05/00865/FUL 78 Sycamore Road, Brookhouse, Lancashire Erection of Application Permitted a two storey side extension to form garage/utility room and wc with bedroom over and two storey rear extension to form dining area with bathroom above for Mr And Mrs M Gudgeon

05/00892/FUL 10 Cedarwood Place, Lancaster, Lancashire Erection of Application Permitted a conservatory to North elevation for Mr And Mrs D Bentley

05/00893/CU Clougha Cottage, Langthwaite Road, Lancaster Change Application Permitted of use of land adjacent to part of domestic curtilage, creation of vehicle turning area, building of new boundary walls and associated landscaping for Mr Maurice Slawinski

05/00894/LB Clougha Cottage, Langthwaite Road, Lancaster Listed Application Permitted Building application for the change of use of land adjacent to part of domestic curtilage, creation of a vehicle turning area, building of new boundary walls and associated landscaping for Mr Maurice Slawinski

05/00906/CU Hawkshead, Quernmore Road, Caton Change of use Application Permitted and conversion of redundant barn to form additional living accommodation for Mr & Mrs S Braithwaite

05/00907/LB Hawkshead, Quernmore Road, Caton Listed Building Application Permitted application for the conversion of a redundant barn to form additional living accommodation including new window, door, chimney stack and creation of flagged terrace to the north-west elevation for Mr And Mrs S Braithwaite

05/00922/FUL 277 Marine Road Central, Morecambe, Lancashire Application Refused Construction of roof garden with internal access for Patricia McDonald

05/00925/CU Ivy Cottage, Postern Gate Road, Quernmore Retention Application Refused of change of use of land from agricultural field to children's play area for CJ And AR Broadbent

05/00927/CU 304/305 Marine Road Central, Morecambe, Lancashire Application Refused Change of use from 3 storey maisonette to 2 self contained flats for Mr And Mrs Wolfe

Page 69

05/00940/FUL 22 Lancaster Road, Carnforth, Lancashire Erection of an Application Permitted external balcony to first floor rear, and a covered way to existing side entrance and enlargement of existing garage for Mrs M. M. Cox

05/00950/FUL Common Bank, Wagon Road, Dolphinholme Erection of Application Permitted a sunlounge extension to rear, erection of a porch to front and alterations to existing utility room for Mr And Mrs Chapman

05/00951/CU 81 - 83 Regent Road, Morecambe, Lancashire Change Application Permitted of use of existing bed and breakfast, with internal alterations, to form 4 maisonettes for Mr D Drummond

05/00955/FUL Quernmore Recreation Club, Langthwaite Road, Application Refused Lancaster Installation of floodlighting to multi-sports court for Quernmore Recreation Club

05/00964/FUL Low Gale Barn, Long Level, Burrow Erection of single Application Permitted and two storey extensions and amendment to garden curtilage for Mr And Mrs S Jury

05/00978/FUL Field 8100, Hazelrigg Lane, Scotforth Renewal of Application Permitted temporary permission for 2 stables and tack room for Ms K C Mitchell

05/00982/FUL 29 Bowfell Avenue, Morecambe, Lancashire Erection of Application Permitted a two storey side extension, conservatory to the rear and a detached garage for Mr & Mrs J Boyles

05/00991/FUL 4 Brantwood Avenue, Morecambe, Lancashire Erection Application Permitted of a side and rear dormer extension for Mr P And Mrs A Palmer

05/00992/FUL Cringleber, Garstang Road, Cockerham Erection of Application Permitted single storey extensions to side and rear, and relocate gateway to improve access for Mr And Mrs M Leech

05/00995/FUL 9 Aire Close, Morecambe, Lancashire Erection of side Application Permitted extension providing utility room and first floor access to garage conversion with flat below and games room above for Mr And Mrs Rowland

05/00996/FUL 6 Church Street, Lancaster, Lancashire Application to Application Permitted modify condition five on 04/01047/CU relating to opening hours for RS63 Ltd

05/00999/FUL 43 Colchester Avenue, Lancaster, Lancashire Erection Application Permitted of a conservatory to the rear for Mr M Readfern

05/01002/FUL 62 Lister Grove, Heysham, Morecambe Demolition of Application Permitted existing garage and erection of new double garage for H J Williams

05/01005/LB 68 Church Street, Lancaster, Lancashire Listed Building Application Permitted application to erect external condenser units for The Royal Bank Of Scotland Group

05/01006/FUL 4 Ranlea Avenue, Morecambe, Lancashire Erection of Application Refused an extension to roof to from bedroom and bathroom for Mr A Eastwood

Page 70

05/01008/FUL 105 Lancaster Road, Carnforth, Lancashire Erection of a Application Permitted single storey rear extension for Mr And Mrs Talbot

05/01013/FUL Swarthbeck, Swarthdale Road, Over Kellet Erection of Application Permitted agricultural building for the storage of hay to replace existing building for Mr R Barker

05/01018/FUL 31 Emesgate Lane, Silverdale, Carnforth Demolition of Application Permitted existing conservatory and erection of new conservatory and first floor side extension with balcony to the rear for Mr & Mrs J Rickards

05/01019/FUL 2 Longmere Crescent, Carnforth, Lancashire Erection of Application Permitted a new conservatory for Mr Keith Condliffe

05/01021/FUL Boundary House Farm, Higher Thurnham, Thurnham Application Permitted Erection of a steel portal framed silage building for DH And M Kellet And Sons

05/01027/FUL 91 Bare Lane, Morecambe, Lancashire Construction of Application Permitted dormer to the front for Mr S O'Connor

05/01030/FUL Chatburn House Barn, Stoney Lane, Galgate Application Refused Retrospective application for erection of two garages for Messers Archer

05/01031/ADFD Bullcopy Farm, Kirkby Lonsdale Road, Arkholme Further Refusal of Agricultural Details application for the erection of a livestock/storage further details building for Mr S Sailor

05/01040/CU 82 - 84 Euston Road, Morecambe, Lancashire Change Application Permitted of use from ground floor shops with residential accommodation above to for 4 self contained flats for Beech Housing Association

05/01042/FUL 25 Prospect Drive, Hest Bank, Lancashire Erection of a Application Permitted ground floor lounge and kitchen extension and first floor ensuite to bedroom for Mr And Mrs Trevvett

05/01045/FUL 8 Ascot Close, Lancaster, Lancashire Erection of a Application Permitted conservatory to the rear for Mr & Mrs Richardson

05/01054/REM Whoop Hall Inn, Kirkby Lonsdale Road, Arkholme Application Permitted Reserved Matters application for the erection of 16 holiday accommodation units on land to the rear for The Whoop Hall Ltd

05/01057/FUL 19 Colchester Avenue, Lancaster, Lancashire Erection Application Permitted of a rear conservatory for Mr And Mrs I Kettlewell

05/01063/FUL 129 Redruth Drive, Carnforth, Lancashire Erection of a Application Permitted conservatory to the rear for Mr & Mrs Litt

05/01064/FUL 2A Throstle Grove, Hest Bank, Slyne Erection of kitchen Application Permitted utility and conservatory extension for Mr And Mrs Porter

05/01065/CU 9 Greenwood Avenue - Field Adjoining, Bolton Le Application Refused Sands, Carnforth Change of use of field into sand paddock for M H Lindsay

05/01076/FUL 48 Beaumont Place, Lancaster, Lancashire Erection of a Application Permitted detached garage for Mr D Hurtley

Page 71

05/01077/CU Goad Advertising, Railway Street, Lancaster Change of Application Permitted use and conversion of workshop to form 1 self contained flat and one self contained maisonette, demolition of part of workshop and erection of single storey extension for Mr D Lawrenson

05/01082/FUL Flat 2, 2 Wellington Terrace, Morecambe Retention of a Application Permitted self-contained one-bedroom flat at first floor level for John Watts

05/01083/CU Foxholes, Hollins Lane, Bay Horse Change of use from Application Permitted nursing home to a private dwelling and erection of double garage and porch extension for Robert Bradshaw

05/01093/FUL 11 Kintyre Way, Heysham, Morecambe Erection of a Application Permitted conservatory to the rear and alterations to garage for Mr And Mrs Pilsbury

05/01094/FUL 21 Littledale Road, Brookhouse, Lancashire Erection of Application Permitted a single-storey extension to rear for Rev. And Mrs G A Grubb

05/01104/FUL 21 Vine Street, Lancaster, Lancashire Erection of a Application Permitted single storey rear extension to provide W.C. and shower for Julia Poole

05/01117/CU Third Floor Telephone House Suite One, Fenton Street, Application Permitted Lancaster Change of use to dental practice (B1 to D1) for Dr. S. C. Berr

05/01118/FUL 5 Manor Court, Brookhouse, Lancaster Erection of a Application Refused timber framed conservatory for Mr And Mrs Murphy

05/01119/LB 5 Manor Court, Brookhouse, Lancaster Listed building Application Refused application for the erection of a timber framed conservatory for Mr And Mrs Murphy

05/01126/FUL 26 Wordsworth Avenue, Bolton Le Sands, Carnforth Application Permitted Erection of a rear single-storey extension for Mr And Mrs Wilde

05/01127/FUL 22 Queens Drive, Morecambe, Lancashire Erection of a Application Permitted conservatory to rear for Dr And Mrs Wimborne

05/01128/ADV 41 Euston Road, Morecambe, Lancashire Erection of Application Permitted illuminated fascia sign and projecting sign for Specsavers Optical Group Ltd

05/01131/FUL 2 Greenacre Park, Hest Bank, Lancashire Erection of a Application Permitted two storey extension to rear for Mr A Orwin

05/01132/FUL 63 Lancaster Road, Carnforth, Lancashire Erection of a Application Permitted rear kitchen extension and porch for Mr And Mrs C Westworth

05/01135/FUL 55 Camborne Avenue, Carnforth, Lancashire Erection of Application Permitted kitchen extension with bedroom/bathroom over and erection of sun lounge at rear for Mr And Mrs C Barker

05/01168/FUL 26 Homfray Grove, Morecambe, Lancashire Erection of Application Permitted a single storey extension to the rear for Mrs E Farrington

Page 72

05/01209/FUL 31 Carleton Street, Morecambe, Lancashire Erection of Application Withdrawn a single storey rear kitchen extension for Mrs B Davidson