PLANNING COMMITTEE TUESDAY, 11TH AUGUST 2020, 6.30 PM THE LANCASTRIAN, TOWN HALL, CHORLEY AND MICROSOFT TEAMS

AGENDA

APOLOGIES

1 MINUTES OF MEETING TUESDAY, 14 JULY 2020 OF PLANNING (Pages 3 - 4) COMMITTEE

2 DECLARATIONS OF ANY INTERESTS

Members are reminded of their responsibility to declare any pecuniary interest in respect of matters contained in this agenda.

If you have a pecuniary interest you must withdraw from the meeting. Normally you should leave the room before the business starts to be discussed. You do, however, have the same right to speak as a member of the public and may remain in the room to enable you to exercise that right and then leave immediately. In either case you must not seek to improperly influence a decision on the matter.

3 PLANNING APPLICATIONS TO BE DETERMINED

The Director (Customer and Digital) has submitted five items for planning applications to be determined (enclosed).

Plans to be considered will be displayed at the meeting or may be viewed in advance by following the links to the current planning applications on our website. https://planning.chorley.gov.uk/online- applications/search.do?action=simple&searchType=Application

A 19/01113/OUTMAJ - LAND TO THE WEST SIDE OF (Pages 5 - 54) BLACKBURN ROAD

B 20/00282/FULMAJ - INTERNATIONAL FIRE TRAINING (Pages 55 - 92) CENTRE, WASHINGTON HALL, WEST WAY, EUXTON, CHORLEY, PR7 6HJ

C 20/00116/FUL - LAND BETWEEN 386 AND 392 BLACKBURN (Pages 93 - ROAD, HIGHER WHEELTON 116)

D 20/00449/FULMAJ - GOLDEN ACRES LTD, PLOCKS FARM, (Pages 117 - LIVERPOOL ROAD, BRETHERTON 150)

Meeting contact Nina Neisser on 01257 515034 or email [email protected]

E 20/00601/FULHH - ROSELANDS, TINCKLERS LANE, (Pages 151 - ECCLESTON, CHORLEY, PR7 5QX 164)

4 ANY URGENT BUSINESS PREVIOUSLY AGREED WITH THE CHAIR

GARY HALL CHIEF EXECUTIVE

Electronic agendas sent to Members of the Planning Committee Councillor June Molyneaux (Chair), Councillor Christopher France (Vice-Chair) and Councillors Aaron Beaver, Martin Boardman, John Dalton, Gordon France, Danny Gee, Tom Gray, Yvonne Hargreaves, Alex Hilton, Alistair Morwood, Neville Whitham and Alan Whittaker.

Electronic agendas sent to Planning Committee reserves for information.

If you need this information in a different format, such as larger print or translation, please get in touch on 515151 or chorley.gov.uk

To view the procedure for public questions/ speaking click here https://democracy.chorley.gov.uk/ecSDDisplay.aspx?NAME=SD852&id=852&rpid=0&sch= doc&cat=13021&path=13021

Agenda Page 3 Agenda Item 1

MINUTES OF PLANNING COMMITTEE

MEETING DATE Tuesday, 14 July 2020

MEMBERS PRESENT: Councillor June Molyneaux (Chair), Councillor Christopher France (Vice-Chair) and Councillors Aaron Beaver, Gordon France, Danny Gee, Tom Gray, Alex Hilton, Alistair Morwood, Neville Whitham and Alan Whittaker

RESERVES: Councillors Val Caunce

OFFICERS: Adele Hayes (Service Lead - Planning), Alex Jackson (Legal Services Team Leader), Nina Neisser (Democratic and Member Services Officer), Philippa Braithwaite (Democratic and Member Services Officer) and Ruth Rimmington (Democratic and Member Services Team Leader)

APOLOGIES: Councillors John Dalton, Martin Boardman and Yvonne Hargreaves

20.P.50 Minutes of meeting Thursday, 25 June 2020 of Planning Committee

Decision – That the minutes of the virtual Planning Committee meeting held on 25 June 2020 be approved as a correct record for signature by the Chair.

20.P.51 Declarations of Any Interests

There were no declarations of interest received.

20.P.52 Planning applications to be determined

Councillor Neville Whitham joined the meeting at the beginning of this item.

The Director of Customer and Digital submitted one item for consideration. In considering the applications, Members of the Planning Committee took into account the agenda reports, the addendum and the verbal representations and submissions provided by officers and individuals. a 20/00335/FULMAJ - Chorley And South Ribble District General Hospital

Registered speaker: Shveta Bansal (Applicant)

Planning Committee Tuesday, 14 July 2020 Agenda Page 4 Agenda Item 1

After careful consideration, it was proposed by Councillor Alex Hilton, seconded by Councillor Chris France and a decision was subsequently taken (unanimously) that planning permission be granted, subject to conditions set out in the addendum.

20.P.53 Appeals report

Members noted the report of the Director of Customer and Digital which set out planning appeals and decisions received between 15 May and 3 July 2020.

The Service Lead for Planning provided an oral update to members about the direct action to remove the cabin on land near South Lodge, Wigan Lane. Cllr Morwood expressed his thanks to officers for their work.

Chair Date

Planning Committee Tuesday, 14 July 2020 Agenda Page 5 Agenda Item 3a

APPLICATION REPORT – 19/01113/OUTMAJ

Validation Date: 25 November 2019

Ward: Chorley North East

Type of Application: Outline Major Planning (with ES)

Proposal: Outline application for the construction of up to 233 dwellings with all matters reserved, save for access (resubmission of approved application ref. 17/00714/OUTMAJ).

Location: Land To The West Side Of Blackburn Road Chorley

Case Officer: Mike Halsall

Applicant: FI Real Estate Management

Agent: Lichfields

Consultation expiry: 1 January 2020

Decision due by: 30 September 2020 (Extension of time agreed)

RECOMMENDATION

1. It is recommended that this application is approved subject to conditions and a section 106 agreement requiring an education contribution of £846,480.60.

SITE DESCRIPTION

2. The application site is located within the settlement area of Chorley and forms part of a wider site allocated for a mixed use of housing and employment use in the Chorley Local Plan 2012 – 2026.

3. The application site comprises 7.05ha of land which lies to the north east of J8 of the M61. It is bounded by the A674 Millennium Way to the north and by the Leeds and Liverpool Canal to the west. Agricultural land lies both to the north and south of the site.

4. The application site comprises undeveloped grazing land which is bisected by two drainage ditches running from east to west close to the centre of the site, which drain into the Leeds and Liverpool Canal.

5. The site slopes gently up from the Leeds and Liverpool Canal towards the east, where it rises steeply on the eastern side of the side towards the Blackburn Road.

6. There is currently no vehicular access to the site, which is proposed to be formed via a priority junction with the A674 Millennium Way.

7. Outline planning permission was granted (ref: 17/00714/OUTMAJ) in October 2019 for 188 houses on this site. Outline planning permission was also granted in 2019 in respect of land to the south and south west of the application site as follows:

 Ref. 17/00713/OUTMAJ for employment floorspace;  Ref. 17/00715/OUTMAJ for retail floorspace (Use Classes A1, A3, A4 & A5), employment floorspace (Use Class B1), hotel (Use Class C1), creche/nursery (Use Agenda Page 6 Agenda Item 3a

Class D1) and provision of associated car parking, highways, landscaping, and infrastructure; and  Ref. 17/00716/OUTMAJ for 100 houses.

DESCRIPTION OF PROPOSED DEVELOPMENT

8. The application is submitted in outline for access only with all other matters reserved for future approval.

9. The application proposes the erection of up to 233 houses. The application is accompanied by a land use and building heights parameters plan. There would be a minimum 10m wide landscape buffer strip along the western boundary of the site to the canal and the eastern boundary to Blackburn Road.

10. Illustrative masterplan and cross-sectional drawings have also been submitted alongside the application submission, which provides an example of how the site could be delivered. These show 233 dwellings located in estate roads either side off a central spine road which runs to a junction to the south of the site. The central spine road would provide access to the adjacent site which was approved under outline planning permission ref. 17/00714/OUTMAJ. The proposed dwellings are shown as being situated substantially lower than the existing dwellings on Blackburn Road.

11. Access to the site would be facilitated by a new priority junction on to the A674 Millennium Way to the north of the site.

12. The principal difference between this proposal and that approved under outline planning permission ref. 17/00714/OUTMAJ is that an additional 45 dwellings are proposed and there is less landscaping/open space proposed to facilitate this increase in proposed built development.

ENVIRONMENTAL IMPACT ASSESSMENT

13. The previous outline planning application relating to this site (ref. 17/00714/OUTMAJ) was supported by an Environmental Statement [ES] (dated July 2017) which considered the environmental effects of the proposal in the context of a range of technical topics. In addition to application ref. 17/00714/OUTMAJ, the ES also considered proposals for three other developments within the immediate vicinity, assessing the cumulative impacts of the combined proposals.

14. The following technical topics were assessed within the ES:

 Socio-Economics;  Landscape and Visual;  Ecology and Nature Conservation;  Archaeology and Heritage;  Ground Conditions;  Drainage and Flood Risk;  Transport and Access;  Air Quality and Dust;  Noise and Vibration; and,  Cumulative Effects.

15. A subsequent ES Addendum was submitted in February 2018 which addressed changes to the parameter plans and included a revised Transport Assessment.

16. The applicant has submitted an Environmental Statement Compliance Statement in support of this revised proposal which demonstrates that the proposal remains within the scope of the assessment undertaken in the approved ES and that the revised proposal does not give rise to a requirement to undertake a new Environmental Impact Assessment [EIA].

Agenda Page 7 Agenda Item 3a

REPRESENTATIONS

17. Representations have been received from 31 individuals, including the Blackburn Road and Great Knowley Residents Association, raising objections to the proposal on the following grounds:

 Landscape impacts  Traffic congestion and road safety  Loss of greenfield site  Flood risk  Pressure in local amenities / infrastructure – school, doctors, hospitals, dentists etc.  Loss of amenity during construction  Loss of wildlife area  Harm to wildlife  Already sufficient level of housing in Chorley  Impact upon tourism  Density of housing is too high  Sustainability of site location away from local services with poor public transport links

18. Councillors Adrian and Marion Lowe have objected as follows:

 The proposed increase from up to 188 to up to 233 is unacceptable. Such an increase cannot be warranted. It’s an over intensification of the site.  Traffic impact - the proposed development will add to a network that cannot cope at present and none of the proposed mitigation measures will solve the problems around the Hartwood roundabout and millennium way.  Lack of infrastructure - when there are issues over primary and secondary school provision such a development will add to such problems. It will add to problems with health providers.  Loss of amenity space - the green space to the site will be heavily diminished.  Chorley does not need the housing numbers. We have given permission for too many houses to be built.  If permission is granted then conditions should be imposed so that work on the local road network should be completed before the houses are built.  Access should not be from Blackburn Road.  We consider the increased numbers are just a facilitator to pay for the retail development.

19. There seems to be some confusion in relation to where the site access would be located as a number of representations mention this being from Blackburn Road. For clarification, there would only be one site access and this would be facilitated by a new priority junction on to the A674 Millennium Way to the north of the site.

CONSULTATIONS

20. United Utilities: Have raised no objections to the proposal and have suggested conditions be attached to any grant of planning permission in relation to surface water management and foul drainage.

21. Canal & River Trust: Have responded to identify that the following key issues can be dealt with via planning conditions and a section 106 legal agreement:

a) Impact on the character and appearance of the waterway corridor. b) Existing Knowley footbridge canal crossing c) Potential contamination of the canal d) Surface water drainage e) Impact on the biodiversity of the waterway corridor.

Agenda Page 8 Agenda Item 3a

22. A financial contribution is requested towards the improvement of the Knowley footbridge to ensure it can cope with the expected increase in footfall and also improvements to the tow path. This is discussed further later in this report.

23. Conditions have also been suggested to be attached to any grant of planning permission to protect the integrity of the canal and to ensure it is not polluted during construction work. Informatives for the applicant have also been suggested to be attached to any grant of planning permission.

24. Blackburn With Darwen Council: No comments have been received.

25. Environment Agency: Have responded with no comments as the proposal does not fall within one of the listed development types upon which the EA provide consultation responses.

26. Greater Manchester Ecology Unit (GMEU): Have advised that additional surveys be undertaken in support of any future reserved matters application for the site with regards to otters, water voles, badgers, trees with potential to support bat roosts, invasive plant species and habitats. A long-term Landscape and Habitat Management Plan is requested along with specific details that this should include, such as a landscape buffer be retained between the Canal and any built development in the interests of providing an attractive landscape and to allow species movement. A Green Infrastructure Plan is also requested at Reserved Matters stage to include details of habitat retention and any new habitat provision. The above could be secured by suitably worded planning conditions, along with those suggested to protect nesting and eradicate invasive species.

27. Lead Local Flood Authority: Have responded with no objection and have recommended a condition be attached to any grant of planning permission relating to sustainable drainage and informatives for the applicant.

28. Lancashire County Council Archaeology Service: Have responded to suggest the same conditions be attached as for the previous scheme in relation to a programme of investigation and recording work in the area surrounding the demolished structures associated with the old canal mill.

29. Bolton Council: No comments have been received.

30. The Coal Authority: Have responded to state that if this proposal is granted planning permission, it will be necessary to include The Coal Authority’s Standing Advice within the Decision Notice as an informative note to the applicant in the interests of public health and safety.

31. Lancashire County Council Highway Services (LCC Highways): Have responded raising no objection to the proposal subject to the same suggested conditions and mitigation, section 106, section 278 and triggers as agreed as part of the previous planning proposal for this site. For the avoidance of doubt, LCC highways’ consultation response to the previous proposal is as follows:

‘Lancashire County Council takes its responsibility seriously with respect to the current and future use of the highway network whilst also giving a high priority to supporting economic growth, the creation of jobs and access to employment, education and training.

Highway officers of the County Council have worked closely with Highways England their consultants and the developer, I can confirm that the modelling in general indicated that with the 2022 with mitigation, including network management measures, the network of junctions would operate as well as or better than 2022 'Do Minimum no development scenario'. This assumes that all obligations/measures and that all agreements with respect to all highway improvement and related works are progressed and delivered to the satisfaction of the Local Highway Authority (LHA).

Agenda Page 9 Agenda Item 3a

A fundamental element to satisfactorily deliver this development is the provision and implementation of all infrastructure. Should the developer fail to provide any element of that required the LHA cannot support this application.

The conclusion reached requires all highway or transport related triggers and planning conditions to be agreed with the county council. It is critical that some infrastructure is delivered prior to development and others are provided in advance of them being needed’.

These requirements are set-out within the recommended planning conditions at the end of this report.

32. Regulatory Services - Environmental Health: Have responded to state that they have no further comments to those made in relation to the previous proposal on this site. These were as follows:

‘In respect of the construction phase, the proposed mitigation measures detailed in supporting document 'Chapter 15 Noise and Mitigation' should be implemented. In addition I would recommend that consideration is given to the addition of a condition requiring the applicant to adhere to the information contained within the Chorley Council document 'Code of Practice for Construction and Demolition' which gives information on working hours, noise, plant and equipment and dust control.

In respect of the constructed dwellings, there are concerns regarding the daytime noise levels for any properties located in the red areas on Drawing No. 6356487/2 'Noise Propagation Modelling' Dated 28.06.17. Any properties constructed in these areas close to the A674, B6228 and M61 could be subject to high noise levels in outdoor spaces and amenities and the concerns surround how this will be addressed for such properties.

The night time noise risk assessment Drawing No. 6356487/5 'Noise Propagation Modelling' Dated 28.06.17 depicts the entire proposed sites for dwellings as 'medium risk' As such further information is required in the form of an acoustic report on what the predicted internal noise levels of the properties will be to determine how the occupants may be affected and what mitigation measures might address this.

Therefore, I agree with the Noise Consultant that a thorough and robust Acoustic Design Statement is required to demonstrate how any adverse impacts of noise will be addressed and minimised to avoid any significant adverse noise impact on the finished developments’.

The above would be required in support of any future Reserved Matters planning application.

33. Lancashire County Council Public Rights Of Way: Have responded to request that Public Right of Way 9-2-FP26, which crosses the site from the eastern boundary at Blackburn Road, is improved by widening to 3m and resurfaced to accommodate shared use. Taking the scale of the proposed development into account they would like to request £77k of section 106 monies to improve Public Rights of Way 9-2-FP45, 9-2-FP42 and 9-2-FP15 (Public Right of Way 9-2-FP45 already suffers from erosion and provides a vital link to Healy Nab which is an established popular network). However, no contribution was required from the applicant as part of the previous planning permission for this site and so it would seem unreasonable to seek it now, given that there has been no relevant changes in local planning policy in the interim period.

34. Preston City Council: No comments have been received.

35. Wigan Council: No comments have been received.

36. Historic England: Have responded to state that the Council does not need to notify or consult Historic England on this application under the relevant statutory provisions.

Agenda Page 10 Agenda Item 3a

37. Natural England: Have responded with no objection and state that they consider the proposed development will not have significant adverse impacts on statutorily protected nature conservation sites or landscapes.

38. Highways England: Responded to the consultation on the previous application at this site raising no objection and recommended conditions. It is considered appropriate to attach the same conditions to any grant of planning permission for this revised proposal.

39. Lancashire County Council Schools Planning Team: Have responded to identify the projected level of school places in the area and as a result have requested a financial contribution of £846,480.60 to fund an additional 35 secondary school places as part of this scheme. This could be secured by a section 106 legal agreement.

PLANNING CONSIDERATIONS

Principle of development

40. The principle of housing being acceptable on this site has been established by the grant of outline planning permission ref: 17/00714/OUTMAJ in October 2019 for 188 houses. The assessment of the acceptability of this planning application should, therefore, focus upon any change in material planning considerations between the approved scheme and the current proposal, i.e. an additional 45 dwellings on the site.

41. Policy HS1.8 of the Chorley Local Plan 2012-2026 allocates 9.6ha of land at ‘Botany Bay / Great Knowley’ for housing with an identified 200 dwellings. The indicative phasing schedule, identified at Appendix B of the Local Plan, identifies 100 dwellings coming forward within the period 2016-21 and 100 dwellings coming forward within the period 2021-26 (in line with policy HS2 on phasing).

42. Policy EP2 of the Chorley Local Plan 2012-2026 complements this in relation to the ‘Botany Bay/Great Knowley Area – sub regional employment and mixed use site’.

43. The housing allocation reference HS1.8 identifies that the overall allocation (including the land to the south) could deliver 200 units. However, the development of the Botany Bay Masterplan has identified that approximately 250 units could be delivered across the broader allocation within the Local Plan.

44. It should be noted that the housing allocation numbers detailed in policy HS1 are indicative and the housing requirement is a minimum to ensure enough housing is provided through the Local Plan.

45. The site area of this application and the approved application for housing on land to the south under outline planning permission ref: 17/00716/OUTMAJ is 11.96 hectares which is greater than the amount of land allocated for housing in the Local Plan (9.6 hectares). There would, therefore, be insufficient land left for the employment allocation.

46. It is considered that in this case, as was the case with the previously approved applications, the greater level of housing cannot fail to comply with the Development Plan given that there is no express limitation upon the number of dwellings as allocated in the site-specific policy and within the wider plan (as is the case with all Development Plan) housing figures are not to function as ceilings.

47. This proposal would not further reduce the land available for employment purposes than the previously approved development, i.e. the proposal would still realise more than 80% of the target hectarage of employment land. The revised housing proposal is, therefore, in compliance with the Development Plan.

Agenda Page 11 Agenda Item 3a

Affordable housing

48. The Central Lancashire Core Strategy Policy 7 states that subject to such site and development considerations as financial viability and contributions to community services, market housing schemes should achieve a target of 30% on developments of 15 or more dwellings. This would equate to a requirement for 70 affordable dwellings on site in accordance with the Affordable Housing SPD, 70% of these should be social rent and 30% should be shared ownership.

49. This is reiterated by the associated Affordable Housing Supplementary Planning Document, that states that where a developer or landowner considers that there are constraints of significance, sufficient to jeopardise or prevent them from meeting the Councils’ affordable housing policy targets, this will need to be demonstrated by the submission of a suitable financial appraisal.

50. Given that the application is submitted in outline, the provision of affordable housing will need to be secured through the imposition of a condition with the final details agreed at reserved matters stage and the viability of doing so considered at that time with regard to site constraints and abnormal costs associated with developing the site.

Public open space

51. In accordance with policies HS4A and HS4B of the Chorley Local Plan 2012-2026, the council’s Open Space and Playing Pitch SPD and the Planning Pitch Strategy, the provision of the public open space would be required.

52. The illustrative layout of the site has been designed to include areas of open space. The development would not only provide for new open space on site but would also provide improvements to the existing pedestrian and cycling linkages and open up the canal to existing and future residents. As such the development would enhance accessibility to/ from the site and the wider area.

53. Consequently, given that the application is submitted in outline, the provision of public open space will need to be secured through the imposition of a condition with the final details agreed at reserved matters stage and the viability of doing so considered at that time with regard to site constraints and abnormal costs associated with developing the site.

Education

54. Paragraph 94 of the National Planning Policy Framework (the Framework) states that The Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement and to development that will widen choice in education. This includes expanding or altering schools and as such seeking contributions to facilitate this where adequate capacity in existing schools does not exist.

55. LCC Education comment that the latest projections for the local primary schools show there to be no shortfall 5 years' time, even with the expected yield of 89 places from the development and so no contribution is requested in this regard.

56. In relation to secondary schools there is an expected yield of 35 places from the development the shortfall of 303 places would increase to 338.

57. Lancashire County Council’s request for a commuted sum (£846,480.60) towards the provision of school places is noted.

58. The Council operates a CIL Charging schedule which was implemented on 1st September 2013. Previously, a Regulation 123 list allowed the charging authority to set out a list of projects or types of infrastructure that the levy was intended to fund. The purpose of the list Agenda Page 12 Agenda Item 3a

was to ensure clarity on what CIL might be spent on and to prevent duplication (‘double dipping’) between CIL and S106 agreements in funding the same infrastructure projects.

59. At the time the previous application on this site was approved, education was listed in the Council’s Regulation 123 list and, therefore, education infrastructure fell under the remit of CIL. Accordingly, such applications were not subject to separate planning obligations to secure education contributions, regardless of whether or not they are windfall sites or exceed housing allocations.

60. The above situation has recently changed as a result of the Community Infrastructure Levy (Amendment) (England) (No. 2) Regulations 2019 which removed the requirement for a Regulation 123 list. Education contributions are now to be sought via S106 agreements and so this will be the case in this instance.

Design and layout

61. The application is made in outline with all matters reserved except for access, which is proposed from the A674 to the north of the application site.

62. The application is accompanied by a Land Use and Building Heights Parameters Plan which defines the parameters which would frame any future reserved matters application, together with an illustrative masterplan and site sections plan.

63. Similar to the approved scheme, the submitted indicative information shows a mix of house types to include detached, semi-detached, mews style and apartments. The layout indicates that a number of existing trees would be retained and a buffer strip maintained to the canal.

64. The parameters plan identifies a maximum building height of 12.5m above proposed ground levels (3 storeys). A net density of approximately 33 dwellings per hectare across the whole of the site could be achieved, with higher densities indicated to be focused amongst the proposed apartments near the site access point, with lower densities elsewhere.

65. The indicative layout plan shows that it would create new green / amenity spaces including the buffer strip to the canal and additional pedestrian routes.

66. In terms of road hierarchy there would be one main road/boulevard through the site with a number of narrower estate roads and cul-de-sacs branching off. An apartment block is shown close to the entrance of the site to create an entrance feature.

67. The existing field boundary which forms the southern boundary of the site divides it from the site area for planning permission ref. 17/00716/OUTMAJ. A landscaped area along this boundary including the retention of mature trees is shown on the indicative layout.

68. The majority of houses shown on the indicative layout are semi-detached with a small number of detached houses and one block of apartments. The application site is sufficiently remote from other residential development to essentially form its own character area, however, given that in the wider area there are a range of house types it is considered that a layout and design could be achieved at reserved matters stage which is appropriate to the character of the area.

69. In terms of impact on existing properties, the nearest properties are those to the east of the site fronting Blackburn Road which are in excess of 40m away from the nearest property on the submitted indicative layout. Given the significant change in levels between the application site and Blackburn Road it is considered unlikely that the proposal would result in material detriment to the amenities of the occupiers of neighbouring properties in terms of overlooking, loss of light etc.

Agenda Page 13 Agenda Item 3a

70. As such it is, therefore, considered that the application site could accommodate the proposed scale of development with an acceptable design solution in terms of layout, appearance, landscaping and scale, as part of any future reserved matters application.

Landscape

71. A Landscape and Visual Assessment has been submitted as part of the application submission and forms Chapter 8 of the Environmental Statement. The application site lies within the Lancashire Valleys National Character Area 35 and at a local level is located partly within the Samlesbury Withnell Fold Landscape Character Area and partly within the West Pennine Foothills Landscape Character Area.

72. The site lies north east of the built-up area of Chorley, east of the M61 Junction 8, west of Great Knowley and south of the A674. The site is bounded to the west by the Leeds and Liverpool Canal in a north – south direction with the Botany Bay retail development and M61 lying beyond this further to the west.

73. Open fields lie beyond the site to the north and to the south, where outline planning permission has been granted for residential development. The Canal Mill building together with the Preston England Temple, which lies beyond the site to the west are distinctive local landmarks. It is important, however, to note that neither of these buildings are nationally or locally designated.

74. The assessment concludes that the effects during the construction phase would be of minor significance and of a temporary nature. In relation to the completed development, the assessment concludes that the effects would be minor and limited to the site and its immediate setting. The application site sits at a lower level than the A674 which, taken together with the existing vegetation, would afford some screening of the site.

75. The design approach would retain mature vegetation to the boundaries of the site and internally, where possible, therefore allowing the existing green infrastructure to be maintained and preserving the existing screening for views into the site. As illustrated on the Parameters Plan, a buffer along the eastern edge of the Leeds and Liverpool Canal is proposed to secure an area for soft landscaping thus leading to an improved visual amenity and open character as well as providing opportunity for enhanced connectivity. Replacement planting of trees along the A674 around the proposed access point would be carried out.

76. As set out above, the provision of the proposed landscaped buffer strip along the western boundary of the site provides scope for the planting of trees and vegetation which would over time serve to afford screening of the development.

77. It is recognised that the development of the site would introduce a clear change in the landscape character of the site, however the acceptability of the principle of development on this site is established by its allocation within the development plan and as such, any form of development would result in an impact in this regard and the resultant visual impact of the development is justified by the contribution the site would make to housing.

78. It is, however, considered that the application proposal has been designed to facilitate the mitigation of the visual impact of the development through future landscaping and planting and to ensure that any visual impact is thus kept to a minimum. Keeping the upper sloping parts of the site free from development would also help to minimise the visual impact.

79. The level of significance of effects identified would be minor and would be limited to the site and its immediate setting, with features of local merit remaining intact including the Leeds and Liverpool Canal and Canal Mill.

80. No mitigation measures are required to mitigate the effects of the proposed development on the landscape of the site or the surrounding area. Replacement planting of trees along the Agenda Page 14 Agenda Item 3a

A674 around the proposed access point would be carried out, together with the provision of a landscaped buffer to the western side.

81. Subject to further consideration at reserved matters stage, the proposal is considered to accord with policy 21 – Landscape Character Areas of the Central Lancashire Core Strategy 2012.

Density

82. Policy 5 of the adopted Core Strategy covers housing density and requires developments to be in keeping with an area, but also make an efficient use of land. The proposal is equivalent of 33 dwellings per hectare across the whole of the site, which considering the site constraints, is considered to be an efficient use of land.

83. Given the proposed layout in the context of the immediate surrounding area, it is considered that the proposal would be in keeping in terms of density with the modern housing estates close to the site and the proposal is, therefore, acceptable in this respect.

Levels

84. There are level differences across the site, with it rising significantly to the eastern side up towards the Blackburn Road. The detailed layout and relationship between proposed houses would, therefore, require detailed consideration at reserved matters stage in relation to the Council’s interface distances. However, there is no reason to consider that the development of the site could not be achieved as anticipated and this is supported by the submitted indicative site sections drawing.

Highway safety

85. Access is proposed from the A674 traffic island via a new priority junction to the north of the site.

86. Although each application must be considered on its merits the cumulative impact of the current proposal and the associated proposals need to be considered

87. Paragraph 111 of the Framework states that all developments that generate significant amounts of movement should be supported by a Transport Statement or Transport Assessment.

88. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.

89. A full Transport Assessment has been submitted within the ES which has been prepared in accordance with the Institute of Environmental Assessment (IEA) (1993), Guidelines for the Environmental Assessment of Road Traffic. The increase of 45 dwellings falls within the remit of the original ES submitted in support of the approved proposal on this site.

90. The impact on the local highway network of this revised proposal has been considered by the Local Highway Authority and their statutory comments are summarised within this report.

91. Subject to conditions to secure the necessary mitigation measures the proposal is considered to conform to Central Lancashire Core Strategy 2012 policy 2 – Infrastructure and policy 3 – Travel, and with policies ST1 - Provision or Improvement of Footpaths, Cycleways, Bridleways and their Associated Facilities in Existing Networks and New Development; ST3 - Development Access, and ST4- Parking Standards of the Chorley Local Plan 2012 – 2026.

92. The Canal and River Trust (C&RT) have commented that the proposed development is opposite the Knowley footbridge over the canal which C&RT state is currently maintained to Agenda Page 15 Agenda Item 3a

the standard required to support the small amount of pedestrian traffic that currently uses it. C&RT further state that the existing footbridge has limited capacity and would potentially see a significant increase in usage (pedestrian/cycle etc.) due to the proposed developments across the masterplan areas.

93. The applicant has, therefore, commissioned a bridge survey report which concludes that the existing bridge is already in a poor state of repair. The report demonstrates that there is a requirement for the bridge to be repaired now, and as such this is something that the C&RT should be undertaking regardless of the current applications. It is not, therefore, considered reasonable to seek a contribution towards the costs of these works.

94. The C&RT also request a contribution towards the upgrading of the canal tow path. A number of strategic cycle paths were identified by the Lancashire County Council Cycling Officer during the preparation of the Chorley Local Plan. A list of cycle schemes is included in policy ST1 of the Chorley Local Plan 2012 – 2026 and are identified on the Policies Map. Cycle route ST1.3, which is the canal towpath from Botany to Blackburn is one such scheme. The scheme is listed in Table 1 of Chorley Council’s Interim Infrastructure Funding Statement 2019/20 as an infrastructure project that can receive CIL funding. Further, no contribution was required from the applicant as part of the previous planning permission for this site and so it would seem unreasonable to change this position, given that there has been no relevant changes in local planning policy in the interim period.

95. The C&RT also comment regarding a new bridge which is indicated to the south east of the masterplan. This, however, lies outside of the site area for the current application and does not form part of the proposal.

Air quality

96. Whilst the site is not located within or in the vicinity of an Air Quality Management Area (AQMA), Chapter 14 of the ES assesses the air quality and dust impacts of the development proposal and concludes that the application scheme would not have an adverse impact with regards to air quality and dust.

97. Whilst construction works have the potential to produce dust and other fine particles which may cause air quality nuisance, the application of appropriate measures (secured through a Construction and Environmental Management Plan) reduces the potential effects to negligible and as such the proposal would comply with policy 30 of the Central Lancashire Core Strategy 2012 – Air Quality.

Noise

98. The noise and vibration impacts that could arise as a result of the proposed development have been assessed as part of the application submission. The assessment evaluated the potential noise impacts during the construction phase and following the completion of development during the operational phase. The assessment noted that the general sound climate around the site comprises mainly of traffic noise associated with the M61. The assessment concludes that whilst construction works have the potential to impact sensitive receptors in close proximity to the site, the application of appropriate measures (secured through a Construction and Environmental Management Plan) would serve to mitigate the potential effects, which themselves would be both temporary and limited.

99. In respect of the constructed dwellings, there are concerns regarding the daytime noise levels for any properties located in the red areas on Drawing No. 6356487/2 'Noise Propagation Modelling' Dated 28.06.17. Any properties constructed in these areas close to the A674, B6228 and M61 could be subject to high noise levels in outdoor spaces and amenities and the concerns surround how this will be addressed for such properties.

100. The night time noise risk assessment Drawing No. 6356487/5 'Noise Propagation Modelling' dated 28.06.17, depicts the proposed sites in their entirety for dwellings as 'medium risk'. As such, further information is required in the form of an acoustic report on Agenda Page 16 Agenda Item 3a

what the predicted internal noise levels of the properties will be. This is to determine how the occupants may be affected and what mitigation measures might address this.

101. The level of noise across the site has been measured, modelled and assessed in line with current guidance detailed within the ES. On the basis of this assessment it is considered that:

 suitable internal sound levels, in line with the guidance of BS8233:2014, can be achieved in all properties with the specification of suitable glazing and ventilation  suitable external sound levels during daytime periods can be achieved in most, if not all, garden spaces depending on the site layout and design. The achievement of the lowest practicable sound levels, with regard for the guidance of BS8233:2014 for sites benefitting from access to the strategic transport network, can be assessed during detailed design stage.

102. It is considered that the applicant has demonstrated that the site can be developed in the manner envisaged whilst achieving an adequate level of amenity for the occupants of the proposed dwellings. This matter and the final detailed design can be considered further at reserved matters stage and can be secured by condition.

Ecology

103. Core Strategy policy 22 on Biodiversity and Geodiversity aims to conserve, protect and seek opportunities to enhance and manage the biological and geological assets of the area, through a series of measures including promoting the conservation and enhancement of biological diversity and seeking opportunities to conserve, enhance and expand ecological networks.

104. Policies BNE9 and BNE11 of the Chorley Local Plan 2012 – 2026 contain a number of requirements to protect and safeguard all designated sites, ecological networks and individual species as well as to provide net gains in biodiversity, where possible, and ensuring that any adverse impacts are avoided, or if unavoidable, are reduced or appropriately mitigated and/or compensated. These policies are underpinned by the Biodiversity and Nature Conservation SPD July 2015.

105. The site is dominated by semi-improved grassland pasture. There are also extensive areas of marshy grassland and ‘flushes’. There is developing wet woodland in low-lying areas close to the Canal. In localised places, the grassland is species-rich, tending towards unimproved, particularly in the northern part of the site and close to the eastern boundary on the steeper slopes.

106. An Extended Phase 1 Habitat Survey has been submitted as part of the application submission and forms Chapter 9 of the Environmental Statement. This was complemented with a range of further surveys to assess the presence of potential species in more detail, comprising a breeding bird survey, an amphibian survey, and an otter and water vole surveys.

107. The application site falls within the SSSI Impact Risk Zone for the West Pennine Moors SSSI, which is located approximately 2.8km to the east. However, the development does not fall into any of the risk categories for the SSSI and as such it is not considered that the proposed development will have any impact on the SSSI.

108. In relation to bats, the Leeds and Liverpool Canal corridor to the west of the application site and scattered trees and scrub provide suitable foraging and commuting habitat for bats, although no bat roosts were found on site.

109. There is a small footbridge (Knowley Bridge) over the Leeds and Liverpool canal to the south west of the site. The bridge has stone abutments which are in poor condition and have crevices which may be utilised by roosting bats.

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110. The results of the emergence, activity and static surveys indicate no roost presence and relatively low level use of the site by foraging and commuting bats during the survey period.

111. The breeding bird survey found some opportunities within the site boundary for ground nesting birds, and that scrub, trees and plantation woodland around the site margins offer potential for nesting habitat for tree nesting birds. The majority of the tree and woodland habitats around the site margins lie outside the developable area and the final layout of the development can ensure that these areas are retained and enhanced.

112. The otter and water vole survey and the amphibian survey found no evidence of protected species.

113. The submission documents have been reviewed by Greater Manchester Ecology Unit who raise no objection to the proposed development, subject to conditions relating to additional surveys being undertaken in support of any future reserved matters application for the site with regards to otters, water voles, badgers, trees with potential to support bat roosts, invasive plant species and habitats.

114. A long-term Landscape and Habitat Management Plan is recommended along with specific details that this should include, such as a landscape buffer be retained between the Canal and any built development in the interests of providing an attractive landscape and to allow species movement. A Green Infrastructure Plan is also requested at Reserved Matters stage to include details of habitat retention and any new habitat provision.

Trees

115. A Preliminary Arboricultural Appraisal (PAA) has been submitted as part of the application package. Any future application for reserved matters consent will need to be accompanied by an Arboricultural Impact Assessment and Arboricultural Method Statement to assess the impact of the development once the detailed site layout is confirmed.

116. Future landscape improvements would aim to create a net gain in tree cover and biodiversity across the site by planting a variety of different tree species.

117. The proposal is, therefore, considered acceptable in relation to trees, subject to a condition securing tree protection measures during construction and complies with the requirements of policy BNE10 – Trees of the Chorley Local Plan 2012 – 2026.

Land contamination

118. The application site has remained largely undeveloped with the exception of a sand and gravel pit being extended across the northern extremity onto the residential site from the adjacent field.

119. On the basis of the human health conceptual model included in the Phase 1 Geo- Environmental Reports accompanying the application, the potential for contaminative sources is deemed low risk due to the lack of potential contaminative sources and / or pathways following development.

120. The assessment concludes that the site poses a low risk to human health and also to controlled waters.

121. The Council’s Contaminated Land Officer has assessed the submitted information and has no objections, subject to standard conditions regarding the methodology for further site investigation and assessment, details of assessment and remediation proposals and production of a validation report.

122. Subject to conditions, the proposal is considered to accord with guidance contained within paragraphs 178 and 180 of the Framework and policy BNE7 of the Chorley Local Plan 2012 - 2026. Agenda Page 18 Agenda Item 3a

Flood risk and drainage

123. A Flood Risk and Surface Water Drainage Assessment has been submitted as part of the application submission. The site lies entirely within Flood Risk Zone 1 (low risk). There are no records of the site flooding from surface water or sewers or as a result of a canal breach.

124. There are a number of existing sewers within the site including a 450mm diameter surface water sewer from Blackburn Road crossing the site to discharge into the canal; a 300mm diameter surface water sewer from Blackburn Road crossing the site to discharge into the canal; and a 225mm diameter foul sewer flowing north to south in the southern half of the site. There is also evidence of numerous land drains in place across the site. 125. It is proposed to discharge post development surface water runoff to the northern part of the site to the Leeds and Liverpool Canal via the existing 300mm and 450mm diameter surface water outfalls on the site. It is proposed to discharge the flows to the southern part of the site to the ditch on the southern boundary. Overall, post development discharge rates would be restricted to greenfield run-off rates. The proposed surface water discharge would be attenuated on site due to the reduction in flow rates up to the 1 in 100 plus 30% climate change event.

126. This has been reviewed by Lancashire County Council as Lead Local Flood Authority (LLFA), who highlight that there is an open watercourse that traverses the site from east to west which would need to be culverted and the applicant’s drainage plan should ensure that no structures are constructed within 8 metres of the top of the banks of the watercourse or over a culverted watercourse. Additionally the LLFA comments that it is critical the basins are constructed and operational prior to any construction phase. This would ensure that site drainage during the construction process does not enter the watercourses at un-attenuated rates causing un-necessary flood risk.

127. The LLFA raises no objection to the proposed development, subject to conditions. The proposed development is, therefore, considered to be acceptable in terms of flood risk and drainage.

Heritage

128. A Heritage Desk-Based Assessment has been submitted as part of the application package.

129. The site does not contain any designated heritage assets but there are a number of listed buildings within 1km of the site. Glimpsed views of the site would be visible from two heritage assets, Moss Land Farmhouse (Grade II*) and The Rough (Grade II), although vegetation, modern built development, trees and topography of the landscape will largely screen views of the proposed development.

130. Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that when considering whether to grant planning permission for development which affects a listed building or its setting, “special regard” will be given to the “desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”.

131. In terms of the test within the Framework, paragraph 193 states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. In the case of this proposal, the development has the potential to impact upon the setting of the heritage asset but would not lead to its loss and as such the development would lead to less than substantial harm.

132. Paragraph 196 of the Framework goes on to state that where a development proposal would lead to less than substantial harm to the significance of a designated heritage asset, Agenda Page 19 Agenda Item 3a

this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.

133. Similar provision is made in the Central Lancashire Core Strategy 2012 policy 16 (a), Heritage Assets and Chorley Local Plan 2012 – 2026 policy BNE8 – Protection and Enhancement of Heritage Assets which both require development to safeguard heritage assets from inappropriate development that would cause harm to their significance.

134. The significance of Moss Lane Farmhouse lies in its architectural and historic interest as a 17th century farmhouse with some 18th century additions. The farmyard and associated barn form the principal setting of the farmhouse, with the agricultural fields which surround the farmhouse forming part of its wider setting. Beyond the fields lie the M61 to the west and built development to the east. Whilst the development would be visible from glimpsed views, it is considered that the vegetation, trees, topography of the landscape, and the existing buildings which lie between the farmhouse and the application site along Moss Lane, would largely serve to screen views of the proposed development. As such it is considered that there would be a minor/negligible impact on the wider setting of the listed building, but that the significance of the building and its principal setting would be unaffected. In relation to the degree of harm caused to the heritage asset it is considered that the small amount of negligible harm that would result is easily offset by the economic and social benefits that would be derived from the proposed development.

135. The significance of The Rough lies in its architectural and historic interest as an early 19th century house. The core setting of the house is the courtyard which primarily comprises modern outbuildings, tarmac access roads and areas of car parking. An agricultural field lies beyond the house to the north, grass fields are situated to the east and modern development is located to the south and west; they comprise the wider setting for the house. The Rough would be visible through glimpsed views to the south east from the site, although modern built development, vegetation, trees and topography of the landscape would largely screen views. Most of its wider setting would be unaffected by the proposed development. Therefore, a negligible effect is considered on the contribution that the wider setting provides to the significance of the building, in limited views to and from it which would be offset by the wider benefits likely to be derived from the development.

136. The Heritage Desk-Based Assessment identifies that the site has low/nil potential for evidence from the prehistoric, Romano-British, early medieval, medieval and post- medieval/modern periods and as such concludes that no additional archaeological works are necessary associated with the development of this site.

137. The submission documents have been reviewed by Lancashire Archaeological Advisory Service who have confirmed that they concur with the conclusions of the assessment and that no further archaeological work is required.

138. Canal Mill is a non-designated asset which lies beyond the western boundary of the site but which is of local archaeological and historic interest. As highlighted by the Canal and Rivers Trust the Leeds and Liverpool canal, which runs adjacent to the western boundary of the site, can also be considered to be a non – designated heritage asset in its own right, however there are no historic canal bridges or locks nearby, which where they are found elsewhere on this stretch of waterway are grade II listed - for example Moss Lane Bridge no. 80 which is 480 metres north of the site.

139. Paragraph 197 of the Framework advises that the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

140. Whilst the setting of Canal Mill and the canal will be affected as part of the development proposal, which would inevitably have an urbanising effect, this harm must be balanced against benefits of the proposal and it is considered that the limited harm which would occur Agenda Page 20 Agenda Item 3a

would easily be outweighed by the social and economic benefits of delivering additional housing.

141. In consideration of the above, it is considered that the proposed development is acceptable as it would preserve the appearance of the nearby listed buildings and thus also sustain the significance of these designated heritage assets. The negligible harm to the setting of nearby heritage assets is justified by the economic and social benefits of the development. Accordingly it is considered that the proposed development is in conformity with S.66 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the National Planning Policy Framework, policy 16 of the Central Lancashire Core Strategy 2012 and policy BNE8 of the Chorley Local Plan 2012 – 2026 with respect to heritage impacts.

Impact on neighbour amenity

142. The nearest residential properties to the proposed development lie to the east of the site fronting the Blackburn Road and are in excess of 40m away from the nearest property on the submitted indicative layout.

143. Given the significant change in levels between the application site and Blackburn Road it is considered unlikely that the proposal would result in material detriment to the amenities of the occupiers of neighbouring properties in terms of overlooking, loss of light etc.

144. The noise and vibration impacts that could arise as a result of the proposed development have been assessed as part of the application submission. The assessment evaluated the potential noise impacts during the construction phase and following the completion of development during the operational phase. The assessment noted that the general sound climate around the site comprises mainly of traffic noise associated with the M61. The assessment concludes that whilst construction works have the potential to impact sensitive receptors in close proximity to the site, the application of appropriate measures (secured through a Construction and Environmental Management Plan) would serve to mitigate the potential effects, which would be both temporary and limited.

Minerals and coal mining

145. The application site is underlain by various types of superficial deposits, with underlying sand and gravel deposits, including Lower Haslingden Flags Sandstone bedrock, which are regarded as a Mineral Resource.

146. Policy M2 of the Lancashire Minerals and Waste Site Allocation and Development Management Policies Local Plan applies. The policy states that planning permission will not be supported if a development is incompatible by reason of “scale, proximity and performance” with mineral safeguarding.

147. The application is supported by a Minerals Assessment, which together with Chapter 11 of the Environmental Statement, present a review of available evidence of the presence of any viable mineral deposits beneath the application sites and any potential for their prior extraction. Once appropriate buffer zones are applied to the M61, the Leeds-Liverpool canal and existing housing developments, the prior extraction of minerals from beneath the application sites would not be economically viable. This woud be compounded by the likely low quality of the resource encountered.

148. Given that the site has been allocated for development as part of the policy EP2 EP1.1 / HS1.8 site, the presence of the mineral resource would have taken into account at the time of allocation and the value of the land in planning terms is thus considered more valuable to deliver housing than to deliver a marginal and difficult to process mineral resource.

149. Consequently, given the above constraints, it is considered that there is an overarching need for the development that outweighs the need to avoid the sterilisation of the mineral resource.

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150. The site lies within a Coal Authority Mining report area however a Coal Mining Report obtained for a previous Environmental Desk Based Study for a site to the west of the Leeds and Liverpool Canal, within a similar geological setting, indicates that the site is not within a likely zone of influence of past or present underground workings. Due to the faulting in the area, the solid geology beneath the site is downthrown relative to the solid geology containing coal at shallow depths. Consequently, the coal is anticipated to be at a deeper level, and thus, it is considered unlikely that coal would have been mined.

151. The applicant has submitted a Desk Study & Ground Investigation Report in relation to the application site and the neighbouring site, proposed under application 17/00716/OUTMAJ and this has been reviewed by The Coal Authority.

152. The Coal Authority considers that the content and conclusions of the Desk Study & Ground Investigation Report are sufficient for the purposes of the planning system and meets the requirements of the Framework in demonstrating that the application site is, or can be made, safe and stable for the proposed development. The Coal Authority therefore has no objection to the proposed development. However, further more detailed considerations of ground conditions and/or foundation design may be required as part of any subsequent Building Regulations application.

153. The Coal Authority therefore does not require any conditions be applied in relation to this application.

Sustainability

154. Policy 27 of the Core Strategy requires all new dwellings to be constructed to Level 4 of the Code for Sustainable Homes or Level 6 if they are commenced from 1st January 2016. It also requires sites of five or more dwellings to have either additional building fabric insulation measures or reduce the carbon dioxide emissions of predicted energy use by at least 15% through decentralised, renewable or low carbon energy sources. However, the 2015 Deregulation Bill received Royal Assent on Thursday 26th March 2015, which effectively removed the Code for Sustainable Homes. The Bill does include transitional provisions which include:

“For the specific issue of energy performance, local planning authorities will continue to be able to set and apply policies in their Local Plans which require compliance with energy performance standards that exceed the energy requirements of Building Regulations until commencement of amendments to the Planning and Energy Act 2008 in the Deregulation Bill 2015. This is expected to happen alongside the introduction of zero carbon homes policy in late 2016. The government has stated that, from then, the energy performance requirements in Building Regulations will be set at a level equivalent to the (outgoing) Code for Sustainable Homes Level 4. Until the amendment is commenced, we would expect local planning authorities to take this statement of the government’s intention into account in applying existing policies and not set conditions with requirements above a Code Level 4 equivalent.”

“Where there is an existing plan policy which references the Code for Sustainable Homes, authorities may continue to apply a requirement for a water efficiency standard equivalent to the new national technical standard, or in the case of energy a standard consistent with the policy set out in the earlier paragraph in this statement, concerning energy performance.”

155. Given this change, instead of meeting the Code Level the dwellings should achieve a minimum Dwelling Emission Rate of 19% above 2013 Building Regulations rate in accordance with the above provisions. An Energy Report has been submitted with the application which shows a 19.92% reduction in energy requirements over the 2013 Building Regulations rate can be achieved on the site. This can be controlled by a condition.

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Employment skills

156. The Central Lancashire Employment Skills Supplementary Planning Document adopted in September 2017 identifies a number of key sites being bought forward including the application site at Botany Bay/Great Knowley. This site constitutes part of a highly accessible 20 hectare site situated adjacent to junction 8 of the M61, which is allocated as a site for sub regionally significant development including B1, B2 and B8 but also retail, housing and leisure.

157. The employment skills SPD introduces Employment Skills Statements and provides clarity as to how this requirement relates to the relevant policies set out in the Core Strategy and Local Plan as well as the guidance set out in the Framework. The SPD goes on to state that one of Central Lancashire’s priorities is to encourage economic growth within Central Lancashire that benefits the people and businesses in the three boroughs and the SPD seeks to increase employment opportunities by helping local businesses to improve, grow and take on more staff help businesses to find suitable staff and suppliers, especially local ones improve the skills of local people to enable them to take advantage of the resulting employment opportunities help businesses already located in Central Lancashire to grow and attract new businesses into the area.

158. The SPD requires development over certain thresholds to be accompanied by an Employment and Skills Statement. This is to ensure the right skills and employment opportunities are provided at the right time. This is to benefit both the developer and local population and covers the following areas:

 Creation of apprenticeships/new entrants/graduates/traineeships  Recruitment through Job Hub and Jobcentre plus and other local employment vehicles.  Work trials and interview guarantees  Vocational training (NVQ)  Work experience (14-16 years, 16-19 years and 19+ years) (5 working days minimum)  Links with schools, colleges and university  Use of local suppliers  Supervisor Training  Management and Leadership Training  In house training schemes  Construction Skills Certification Scheme (CSCS) Cards  Support with transport, childcare and work equipment  Community based projects

159. Section 7 of the ES assesses the potential socio economic impacts of the development including the potential effects of the proposed development arising through construction, eg the temporary construction employment associated with the proposed development of new housing.

160. The applicant anticipates that the proposed development would provide a range of construction jobs, estimated to be approximately 135 temporary construction jobs per annum over the 3 year build period.

161. The measures indicated in the Employment Skills Statement can be secured via a planning condition.

Community Infrastructure Levy (CIL)

162. CIL Liability is not calculated at outline application stage. However, this development will be CIL Liable on approval of the final reserved matters application (if approved). Based upon this outline application information, this development will be subject to the CIL Charge for ‘Dwelling Houses’ as listed in Chorley Council’s CIL Charging Schedule.

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CONCLUSION

163. The proposal represents a resubmission of approved application ref. 17/00714/OUTMAJ, seeking to increase the number of proposed dwellings by 45.

164. Section 38(6) of the Planning & Compulsory Purchase Act 2004, requires decisions on planning applications to be made in accordance with the development plan unless material considerations indicate otherwise. Para 11 of the Framework includes a similar provision whereby Local Planning Authorities should approve development which accords with the development plan without delay.

165. Policy HS1.8 allocates 9.6ha of land at ‘Botany Bay / Great Knowley’ for housing with an identified 200 dwellings. However, the development of the Botany Bay Masterplan has identified that approximately 250 units could be delivered across the broader allocation within the Local Plan. It should be noted that the housing allocation numbers detailed in policy HS1 are indicative and the housing requirement is a minimum to ensure enough housing is provided through the Local Plan.

166. Policy EP2 complements this in relation to the ‘Botany Bay/Great Knowley Area – sub regional employment and mixed use site’.

167. It is considered that the proposal is in compliance with the Development Plan.

168. The submitted Environmental Statement demonstrates that the proposals would not have significantly detrimental environmental effects and those negative impacts which do occur are easily outweighed by the benefits which arise from the development.

169. It is recommended that the application is approved subject to conditions and a section 106 legal agreement to secure an education contribution of £846,480.60.

RELEVANT HISTORY OF THE SITE

Ref: 17/00355/SCOPE Decision: SCOPE Decision Date: 12 May 2017 Description: Scoping Opinion for the Environmental Statement, pursuant to Regulation 13 of the Town And Country Planning (Environmental Impact Assessment) (Amendment) Regulations 2015), associated with the proposed retail, employment, leisure and residential development at land to West of Blackburn Road, Chorley.

Ref: 17/00714/OUTMAJ Decision: PEROPP Decision Date: 21 October 2019 Description: Outline planning application for the construction of up to 188 dwellings (Use Class C3) with associated highways, landscaping and infrastructure provisions and any ancillary development thereto. All matters reserved except for access.

Ref: 17/00715/OUTMAJ Decision: PEROPP Decision Date: 21 October 2019 Description: Outline planning application for retail floorspace (Use Classes A1, A3, A4 & A5), hotel (Use class C1), crèche/ nursery (use Class D1) and provision of associated car parking highways, landscaping and infrastructure and any ancillary development thereto, with all matters reserved except for access which is proposed off the existing A674 roundabout. Full planning permission for demolition (as applied for) of on- site structures and the change of use of the retained building (Use Classes A1, A3, B1, C1, D1).

RELEVANT POLICIES: In accordance with s.38 (6) Planning and Compulsory Purchase Act (2004), the application is to be determined in accordance with the development plan (the Central Lancashire Core Strategy, the Adopted Chorley Local Plan 2012-2026 and adopted Supplementary Planning Guidance), unless material considerations indicate otherwise. Consideration of the proposal has had regard to guidance contained within the National Planning Policy Framework (the Framework) and the development plan. The specific policies/ guidance considerations are contained within the body of the report.

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Suggested conditions

1. The Development shall only be carried out in accordance with the approved plans, except as may otherwise be specifically required by any other condition of the outline planning permission.

Reason: To define the permission and in the interests of the proper development of the site.

2. The development hereby permitted shall be carried out in accordance with the approved plans below:

Title Plan Ref Received On Location Plan FI001LP01 25 November 2019 Land use and building heights parameters plan FI001PP01 25 November 2019 Access Arrangement TPMA1498-100 25 November 2019

Reason: For the avoidance of doubt and in the interests of proper planning.

3. An application for approval of the reserved matters, namely the layout, scale, appearance and landscaping of the development, must be made to the Local Planning Authority before the expiration of three years from the date of this permission and the development hereby permitted must be begun two years from the date of approval of the last of the reserved matters to be approved.

Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act, 2004.

4. An application for approval of the reserved matters shall include details to demonstrate how the development will provide vehicular and pedestrian connections through to adjacent land to the south.

Reason: To ensure a comprehensive development of the area and satisfactory links to improve the accessibility of the site.

5. Prior to the commencement of development a scheme for the phasing of the development, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented wholly in accordance with the submitted and approved phasing plan unless otherwise agreed in writing with the Local Planning Authority.

Reason: To secure the proper development of the site in an orderly manner.

6. Prior to the commencement of each phase full details of the existing and proposed ground levels and proposed dwelling finished floor levels (all relative to ground levels adjoining the site) of all buildings in that phase shall have been submitted to and approved in writing by the Local Planning Authority, notwithstanding any such details shown on previously submitted plans(s). The development shall be carried out strictly in conformity with the approved details.

Reason: To protect the appearance of the locality and in the interests of the amenities of local residents.

7. Each reserved matters application shall include full details of the alignment, height and appearance of all fences, walls and gates to be erected on the site (notwithstanding any such details shown on previously approved plans). No dwelling shall be occupied until all fences, walls and gates shown on the approved details to bound its plot have been erected in conformity with the approved details. Other fences shown in the approved details shall have been erected in conformity with the approved details prior to substantial completion of the development or each phase.

Reason: To ensure a visually satisfactory form of development and to provide reasonable standards of privacy to residents.

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8. Each Reserved Matters shall include a scheme for the provision of affordable housing as part of the development for approval in writing by the local planning authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in the National Planning Policy Framework or any future guidance that replaces it. The scheme shall include:

1. the numbers, type, tenure and location on the site of the affordable housing provision to be made which shall consist of not less than 30% of housing units provided that the development is sufficiently viable to support this. If a viability appraisal demonstrates a lesser level of provision is required to ensure a viable development, then a reduced percentage may be agreed; 2. the timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing; 3. the arrangements for the transfer of the affordable housing to an affordable housing provider[or the management of the affordable housing] (if no RSL involved); 4. the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and 5. the occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

Reason: To ensure the residential development provides appropriate affordable housing.

9. As part of any reserved matters application a Scheme for the provision of public open space in accordance with the principles of Policies HS4A and HS4B of the Adopted Chorley Local Plan 2012-2026 shall be submitted to and approved in writing by the Local Planning Authority. The dwelling(s) hereby approved shall not be occupied until the approved Scheme has been implemented.

Reason: The provision of off-site public open space is a requirement of the Development Plan and therefore a scheme or mechanism to deliver the requirements of the development plan are essential to make the development acceptable. A suitable scheme has not been submitted as part of the application and is needed prior to the commencement of the development to ensure a suitable scheme can be agreed.

10. No phase of development shall take place, until a Construction Management Plan for that phase has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for: 1. vehicle routing and the parking of vehicles of site operatives and visitors; 2. hours of operation (including deliveries) during construction; 3. loading and unloading of plant and materials; 4. storage of plant and materials used in constructing the development; 5. siting of cabins, site compounds and material storage area 6. the erection of security hoarding where appropriate; 7. wheel washing facilities that shall be available on site for the cleaning of the wheels of vehicles leaving the site and such equipment shall be used as necessary to prevent mud and stones being carried onto the highway. Coordinating with the highway authority under adverse weather conditions (rain, snow or icy). 8. measures to mechanically sweep the roads adjacent to the site as required during the full construction period. 9. measures to control the emission of dust and dirt during construction; 10. a scheme for recycling/disposing of waste resulting from demolition and construction works; 11. Measures to protect all watercourses within and adjacent to the site during the construction phase and to prevent building materials or surface water run-off entering the watercourses.

Reason: In the interests of highway safety at all times of year, to protect the amenities of the nearby residents and to ensure that existing watercourses are protected during the construction phase. Agenda Page 26 Agenda Item 3a

11. Either as part of any reserved matters application, or prior to the commencement of development, details of the final drainage scheme design, based on sustainable drainage principles, and implementation of an appropriate surface water sustainable drainage scheme shall be submitted to and approved in writing by the local planning authority.

Those details shall include: a) Final sustainable drainage layout plan appropriately labelled to include: - Pipe/structure references - Dimensions, - Design levels, - Finished Floor Levels (FFL) in AOD with adjacent ground levels to confirm minimum 150mm plus difference for FFL. b) The drainage scheme should demonstrate that the surface water run-off and volume shall not exceed the pre-development runoff rate. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. Site 1 - brownfield site - submitted FRA (Chapter 12: Drainage and Flood Risk) states surface water will be attenuated to 80 percent of existing brownfield rates. However, the CIRIA SuDS Manual 2015 (Section 24.5) states that unless a simulation model can be produced from an accurate record of the existing drainage then greenfield runoff rates will need to be applied to the site. c) Sustainable drainage flow calculations (1 in 1, 1 in 30 and 1 in 100 plus climate change (pre and post development), volume of attenuation required (post development)) with allowance for urban creep, to include summary of permeable/impermeable areas of site used within calculations. d) Plan identifying areas contributing to the drainage network. e) Measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters, including watercourses. f) A plan to show overland flow routes and flood water exceedance routes and flood extents. g) Evidence of an assessment of the site conditions to include site investigation and test results to confirm infiltrations rates. h) Details of an appropriate management and maintenance plan for the sustainable drainage system for the lifetime of the development. This shall include arrangements for adoption by an appropriate public body or statutory undertaker or management and maintenance by a Management Company and any means of access for maintenance and easements, where applicable. i) Construction phase surface water management plan to include how surface water and pollution prevention will be managed during each phase of construction. j) Construction and Operation of Ponds/Attenuation Basins must be prior to each phase as applicable.

The scheme shall be implemented in accordance with the approved details prior to first occupation of any of the approved dwellings, or completion of the development, whichever is the sooner. Thereafter the drainage system shall be retained, managed and maintained in accordance with the approved details.

Reason: 1. To ensure that the final drainage designs are appropriate following detailed design investigation. 2. To ensure that the proposed development can be adequately drained. 3. To ensure that there is no flood risk on or off the site resulting from the proposed development 4. To reduce the flood risk to the development as a result of inadequate maintenance 5. To identify the responsible organisation/body/company/undertaker for the sustainable drainage system 6. To ensure that the construction phase(s) of development does not pose an undue flood risk on site or elsewhere; 7. To ensure that any pollution arising from the development as a result of the construction works does not adversely impact on existing or proposed ecological or geomorphic condition of water bodies. Agenda Page 27 Agenda Item 3a

12. Before or concurrent with the submission of each of the reserved matters applications for the site, an updated foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The following foul water drainage details shall be agreed with the local planning authority in liaison with United Utilities:

a. a minimum number of foul pumping stations, demonstrating an understanding for a wider strategy and the natural flow paths, identifying low lying areas for the most sustainable drainage solution; b. the point of connection to the public sewer for foul water, the storage requirements and rate of discharge for the pumped foul discharge; and c. details of any temporary arrangements during the construction of the development.

There shall be no connection to the public sewer other than in accordance with the agreement reached with the local planning authority. Foul and surface water shall be drained on separate systems.

Prior to any occupation of the relevant reserved matters development, the development shall be implemented in accordance with the approved drainage details and retained thereafter for the lifetime of the development.

Reason: To secure proper drainage and in order to manage the risk of flooding and pollution from the public sewerage system, it is necessary to agree the specific details of the approach to the foul water drainage. This shall include agreeing the location of the point of connection for foul water to the existing public sewer and the arrangements for pumping.

13. No phase of development hereby permitted shall be built above slab level until a scheme for the installation of oil and fuel interceptors to all external hardstanding areas used for vehicle parking, manoeuvring, loading or unloading has first been submitted to and agreed in writing by the local planning authority for that phase. The agreed details shall be carried out in full prior to that phase of development being first brought into use.

Reason: In the interests of minimising the risk of contaminated surface water run-off from the development adversely affecting water quality in the Leeds & Liverpool canal.

14. No works should take place within 15m of the edge of the canal without details having first been submitted to and agreed in writing by the Local Planning Authority, to demonstrate that additional loads from the permanent or any temporary works, plant and machinery or storage of materials would not harm the structural integrity of the canal. The details shall also include mitigation measures to prevent any risk of pollution or harm to the adjacent Leeds & Liverpool Canal or its users, both during demolition/construction and on completion of the development. The details shall include the steps to be taken to prevent the discharge of silt-laden run-off, materials or dust or any accidental spillages entering the canal. The development shall be carried out in strict accordance with the agreed details.

Reason: Due to the site topography and proximity of the development to the canal and to safeguard the structural integrity of the canal.

15. Due to the scale of development and the proposed sensitive end-use (housing with gardens), no development shall take place until: a) a methodology for investigation and assessment of ground contamination has been submitted to and agreed in writing with the Local Planning Authority. The investigation and assessment shall be carried in accordance with current best practice including British Standard 10175:2011 'Investigation of potentially contaminated sites - Code of Practice'. The objectives of the investigation shall be, but not limited to, identifying the type(s), nature and extent of contamination present to the site, risks to receptors and potential for migration within and beyond the site boundary; b) all testing specified in the approved scheme (submitted under a) and the results of the investigation and risk assessment, together with remediation proposals to render the site capable of development have been submitted to the Local Planning Authority; Agenda Page 28 Agenda Item 3a

c) the Local Planning Authority has given written approval to any remediation proposals (submitted under b), which shall include an implementation timetable and monitoring proposals. Upon completion of remediation works a validation report containing any validation sampling results shall be submitted to the Local Authority.

Thereafter, the development shall only be carried out in full accordance with the approved remediation proposals.

Should, during the course of the development, any contaminated material other than that referred to in the investigation and risk assessment report and identified for treatment in the remediation proposals be discovered, then the development should cease until such time as further remediation proposals have been submitted to and approved in writing by the Local Planning Authority.

Reason: It is the applicant's responsibility to properly address any land contamination issues, to ensure the site is suitable for the proposed end-use.

16. Prior to any site clearance or soil stripping an Arboricultural Method Statement shall be submitted to and agreed in writing with the Local Planning Authority. This shall include details for the protection of all trees to be retained and details how construction works will be carried out within any Root Protection Areas of retained trees. The development shall only be carried out in accordance with the approved Arboricultural Method Statement. No construction materials, spoil, rubbish, vehicles or equipment shall be stored or tipped within the Root Protection Areas.

Reason: To safeguard the trees to be retained.

17. Any application for approval of reserved matters for any plot(s) or building(s) shall detail how the proposed landscaping scheme will serve to mitigate the visual impact of the proposed development in accordance with the recommendations of the submitted Landscape and Visual Assessment. For the avoidance of doubt, this shall include details of the following:  provision of a landscaped buffer to either side of the Public Right of Way 9-2-FP 26 which runs through the application site;  screen planting along the site's northern boundary;  additional planting along the site's western boundary to the Leeds Liverpool Canal.

Reason: To mitigate the visual impact of the proposed development on the surrounding landscape.

18. Vegetation clearance should not be undertaken in the main bird breeding season (March to August inclusive), unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the Local Planning Authority prior to the commencement of any vegetation clearance.

Reason: To protect breeding bird species utilising the site.

19. Prior to the installation of the lighting , an external lighting scheme shall be submitted to and approved in writing by the Local Planning Authority for that phase. This shall identify habitats/features on the site that are potentially sensitive to external lighting (most notably habitats / features that support bat foraging and commuting) and show how and where the external lighting will be installed (through appropriate lighting contour plans) in order to demonstrate that any impact on wildlife is negligible. Direct lighting of the Canal should be avoided in the interests of nocturnal wildlife (particularly bats). The development shall be carried out in accordance with the approved scheme and retained as such thereafter.

Reason: To protect species which utilise the habitats within and around the site.

20. Prior to the commencement of any works on site (including vegetation clearance) a methodology for the control of invasive species on the site shall be submitted to and approved in Agenda Page 29 Agenda Item 3a

writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details.

Reason: To ensure the control of invasive species.

21. Any application for approval of reserved matters should be supported by updated surveys for the following:

- Otters and Water Voles - Badgers - Trees with identified potential to support bat roosts - Invasive plant species - Habitats

The surveys should be undertaken by suitably qualified people and to appropriate standards.

Reason: To protect species which utilise the habitats within and around the site.

22. Either as part of any reserved matters submission or prior to the commencement of development, a long-term Landscape and Habitat Management Plan and Green Infrastructure Plan shall be submitted to and approved by the Local Planning Authority to include the retenion of a landscape buffer between the Canal and any built development in the interests of providing an attractive landscape and to allow species movement. The plan should include details of habitat retention and any new habitat provision.

To ensure that a satisfactory landscaping scheme for the development is carried out to mitigate the impact of the development and secure a high quality design.

23. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of any dwellings on each phase or the completion of the development within the relevant Phase, whichever is the earlier, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: In the interest of the appearance of the locality.

24. All new dwellings are required to achieve a minimum Dwelling Emission Rate of 19% above 2013 Building Regulations.

Reason: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However as Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development.

25. Prior to the commencement of any phase of the development details shall be submitted to and approved in writing by the Local Planning Authority demonstrating that each dwelling within that phase will meet the required Dwelling Emission Rate. The development thereafter shall be completed in accordance with the approved details.

Reason: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However as Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development. This needs to be provided prior to the commencement so is can be assured that the design meets the required dwelling emission rate. Agenda Page 30 Agenda Item 3a

26. No dwelling hereby approved shall be occupied until a SAP assessment (Standard Assessment Procedure), or other alternative proof of compliance (which has been previously agreed in writing by the Local Planning Authority) such as an Energy Performance Certificate, has been submitted to and approved in writing by the Local Planning Authority demonstrating that the dwelling has achieved the required Dwelling Emission Rate.

Reason: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However as Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development.

27. Prior to the construction/provision of any services, detailed plans to facilitate full fibre superfast Broadband for future occupants of the site shall be submitted to and approved in writing by the Local Planning Authority. The plans shall seek to ensure that upon occupation of individual retail unit/dwelling, industry standard ducting to facilitate the provision of full fibre superfast broadband service for a site-wide network is in place provided as part of the initial highway works within the site boundary.

Reason: To ensure a sustainable form of development and in the interests of visual amenity.

28. Prior to the first occupation of any phase of the development hereby permitted, a Full Travel Plan for that phase shall be submitted to, and approved in writing by, the Local Planning Authority. The Travel Plan to include objectives, targets, measures to achieve targets, monitoring, and implementation timescales and continue with the provision of a travel plan co- ordinator. The approved plan(s) will be audited and updated at intervals as approved and the approved plan(s) be carried out. All elements of the Full Travel Plan shall continue to be implemented at all times thereafter for a minimum of 5 years after completion of the development.

Reason: To ensure that the development provides sustainable transport options.

29. Full details of the provision of electric charging points to serve a particular phase of the development shall be submitted to and approved by the Local Planning Authority and the charging points installed and operational before the occupation of the residential unit within that phase. The submitted details shall also include details of conduit to be installed at the time of construction to allow the installation of further charging points in the future. The parking bay shall be appropriately marked to ensure sole use by electric vehicles and adequate charging infrastructure with associated cabling provided for the designated parking bay. The charging point shall be located so that a 3m cable will readily reach the vehicle to be charged when parked in the designated parking bay. The charging points shall be retained and maintained thereafter.

Reason: To enable and encourage the use of alternative fuel use for transport purposes in accordance with Policy 3 of the Central Lancashire Core Strategy.

30. No part of the development hereby approved shall be commenced until a phasing strategy for the delivery and completion of the individual traffic mitigation measures identified below has been agreed in writing with the Local Planning Authority, in consultation with the relevant Highway Authority:

a) M61 Junction 8; b) A6 / A674 Hartwood junction; c) A6/Euxton Lane signalised roundabout (hospital roundabout) d) A674 Blackburn Rd / B6228 Blackburn Rd Signal Controlled Junction and B6229 Corridor e) A674 Blackburn Road / B6229 Moss Lane priority junction f) A674 Blackburn Road / Proposed Residential site access priority junction g) A674 Blackburn Road / Proposed Commercial/Retail site access roundabout h) A674 Blackburn Road between M61 J8 and the residential access Agenda Page 31 Agenda Item 3a

i) Euxton Lane / Hospital Access signal controlled junction j) New Strawberry Fields Signalised junction on Euxton Lane k) Other Measures and sustainability provision

The approved phasing strategy may be amended from time to time with the written approval of the Local Planning Authority.

Reason: To ensure that both the local and strategic highway networks continue to fulfil its purpose whilst, maintaining the safety for all users.

31. No phase of the development hereby approved shall be commenced until the full design details of the traffic mitigation schemes relevant to that phase, as identified in the phasing strategy approved under Condition 30 have been submitted to and approved in writing by the local planning authority in consultation with Lancashire County Council, unless otherwise agreed in writing with the Local Planning Authority' The details to be submitted for each of the individual traffic mitigation shall include:

M61 Junction 8  Signal optimisation (MOVA) is required with review as part of the s278 works and also at agreed trigger points  Queue detectors on links  Modernisation and performance upgrade of signal equipment and controller  Technology to link associated signals both upstream and down stream  CCTV to monitor operation

A6/A674 (Hartwood Hall junction)  Technology to link associated signals both upstream and down stream  Signal equipment to be updated and controller  Queue detectors on Maple Gove, Drumhead Road and 'Keep Clear' road marking on Millennium Way A674  Queue detector on Hazel Grove  Traffic signs and road markings review  Bus priority review  CCTV to monitor operation

A6/Euxton Lane signalised roundabout (hospital roundabout)  Widening - on the southbound approach from the north  Traffic island to separate straight on from right turning traffic (north to south & west)  Re-profile the central island to facilitate movement  Queue loop detectors on appropriate links  White lining / lane marking review and refresh  Signing review and update as necessary  Technology to link associated signals both upstream and down stream  Signal optimisation / MOVA review at commencement  Then part way through build out a further interim review (trigger to be agreed in line with phasing which is yet to be agreed)  Final MOVA review and optimisation on substantial completion of development build out  Modernisation and performance upgrade of signal equipment, controller and hurry call facility at the hospital  Bus priority  CCTV to monitor operation

In addition the following details, shall be submitted for each junction  Final details of how the schemes interface with the existing highway alignment.  Full carriageway surfacing and carriageway marking details.  Full construction details. Agenda Page 32 Agenda Item 3a

 Confirmation of compliance with current departmental standards (as set out in the Design Manual for Roads and Bridges) and policies (or approved relaxations/departures from standards).  An independent Road Safety Audit carried out in accordance with current departmental standards and current advice notes.

A674 Blackburn Rd / B6228 Blackburn Rd Signal Controlled Junction and B6229 Corridor

 Provision of a signal (MOVA optimisation) review to address impacts to best manage the future network with review at agreed trigger points (in line with development phasing) and white lining scheme (including Moss Lane junction).  Scheme of measures to be delivered on this alternative route on the B5228 Blackburn Road / Blackburn Brow corridor to address impacts to best manage the future network. The scheme is expected to include the following: o Speed review along length (currently 40mph) o Review and update existing TRO's o Road marking review and refresh in vicinity of Great Knowley o Speed Indicator Device (SPID) on the approach from the north o Gateway on approach to Great Knowley from north including white lining, roundells and possible carriageway narrowing (links to road marking review) o Nearest bus stops to the PROW to be upgraded to quality bus (and shelter to be provided in the northbound direction towards Blackburn

A674 Blackburn Road / B6229 Moss Lane priority junction

 Provision of a simple scheme of measures to be delivered on this alternative route on the B5229 Moss Lane corridor to address impacts to best manage the future network The scheme is expected to include the following: o Review of signing onto the corridor with its 7.5t weight restriction. o Consider influencing driver behaviours by changing the carriageway treatment on the B6229 at either end such as: . road marking including bar markings, or narrowing's . different surface colour at junctions, . raised tables.

A674 Blackburn Road / Proposed Residential site access priority junction

 Provision of details relating to access visibility, the vehicular approach from within the site to the junction and foot/cycleway and safety barrier on the A674.

A674 Blackburn Road / Proposed Commercial/Retail site access roundabout

 Provision of details that are not included on the submitted plan.  A three phase approach will need to be undertaken at the junction being (however multiply phases may be delivered at the same trigger point): o Phase 1: Modify kerb lines to maintain lane discipline for circulating HGV's having regard to wing mirrors, (whole roundabout to satisfy standards) o Phase 2: Extend 2 lane flare from the southwest (M61) to form a 2 lane approach for a distance that can accommodate a minimum 10 cars (in each lane) i.e. circa 65m o Phase 3: Modify entry into the site to support 2 lanes (this supports site management).

A674 Blackburn Road between M61 J8 and the residential access

 TRO funding to ensure parking does not take place on this section of road and provision of interactive signing east and west of the site to support car park management and use of appropriate overflow strategies/carparks elsewhere.

Agenda Page 33 Agenda Item 3a

Euxton Lane / Hospital Access signal controlled junction

 Technology to link associated signals both upstream and down stream  Signal optimisation / MOVA review at commencement  A further interim review  Final MOVA review and optimisation on substantial completion of development build out  Modernisation and performance upgrade to signal equipment, controller and hurry call facility at the hospital  Bus priority  CCTV to monitor operation

New Strawberry Fields Signalised junction on Euxton Lane

 Technology to link associated signals both upstream and down stream

Other Measures and sustainability provision

Provision of:  Signing and road marking review and update  Bus priority review  TRO review  Upgrading of bus provision on Blackburn Road  Widen to 3m and resurface to accommodate shared use of Public Right of Way 9-2-FP26 which crosses the site from the eastern boundary at Blackburn Road  Foot/cycle way provision on A674 between the residential access and M61 J8 including removing of verge, crash barrier changes  PROW onto Blackburn Rd details to be agreed to include: gradients (suitable for intended users), construction specification, drainage lighting and maintenance/management responsibilities  PROW onto Moss Lane details to be agreed to include: gradients (suitable for intended users), construction specification, drainage lighting and maintenance/management responsibilities  Details of all other PROW infrastructure impacted by the development including any maintained by the canal and river trust.

Reason: In the interests of safety and sustainable transport.

32. The traffic mitigation measures identified in Conditions nos. 30 and 31 shall be delivered in accordance with the phasing strategy and details approved under the provisions of Conditions 30 and 31.

Reason: To ensure that both the local and strategic highway networks continue to fulfil their purposes whilst maintaining the safety for all users and in the interests of safety and sustainable transport.

33. With the exception of pre-commencement site clearance and preparation works, no part of the development hereby approved shall commence until a scheme for the construction of all site access, emergency access and sustainable access have been submitted to, and approved in writing by, the Local Planning Authority.

Reason: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway works are acceptable before work commences on site.

34. Prior to the commencement of development, other than site enabling works, an Estate Street Phasing and Completion Plan shall have been first submitted to and approved in writing by the Local Planning Authority. The Estate Street Phasing and Completion Plan shall set out the development phases and the standards that estate streets serving each phase of the development will be completed. No dwelling or dwellings shall be occupied until the estate Agenda Page 34 Agenda Item 3a

street(s) affording access to those dwelling(s) has been completed in accordance with the Lancashire County Council Specification for Construction of Estate Roads.

Reason: To ensure that the estate streets serving the development are completed and thereafter maintained to an acceptable standard in the interest of residential / highway safety; to ensure a satisfactory appearance to the highways infrastructure serving the development; and to safeguard the visual amenities of the locality and users of the highway. This is required to be a pre-commencement condition to ensure the roads will meet the necessary standard before works start on the development.

35. No dwellings shall be occupied until details of the proposed arrangements for future management and maintenance of the proposed streets and public open space and any other areas within the development not to be adopted (including details of any Management Company) have been submitted to and approved by the local planning authority. The streets shall thereafter be maintained in accordance with the approved management and maintenance details until such time as an agreement has been entered into under section 38 of the Highways Act 1980 or a private management and maintenance company has been established.

Reason: To ensure appropriate management and maintenance of the site.

36. No roads proposed for adoption shall be commenced until full engineering, drainage and constructional details for them have been submitted to and approved in writing by the Local Planning Authority. The development shall, thereafter, be constructed in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority.

Reason: In the interest of highway safety and to ensure any streets for adoption will be constructed to the appropriate standard prior to their commencement.

37. The car parking spaces for each dwelling shall be surfaced or paved, drained and marked out all in accordance with the approved plan before it is first occupied. The car park and vehicle manoeuvring areas shall not thereafter be used for any purpose other than the parking of and manoeuvring of vehicles.

Reason: To ensure adequate on site provision of car parking and manoeuvring areas.

38. No Phase of development shall commence until an Employment and Skills Plan that is tailored to that phase of development and will set out the employment skills opportunities for the construction phase of the development has been submitted to and approved by the council as Local Planning Authority (unless otherwise agreed in writing by the council). That phase of development shall be carried out in accordance with the Employment and Skills Plan (in the interests of delivering local employment and skills training opportunities in accordance with Core Strategy Policy 15: Skills and Economic Inclusion).

Reason: In the interests of ensuring the maximisation of local job opportunities in accordance with Policy 15 of the Central Lancashire Core Strategy.

Ruin

Tennis Courts Agenda Item 3a Agenda Page 35

91.1m

Path (um) Path Track Pond 110.6m Little Knowley Farm

Pond B 6228

A 674

BS ED & Ward Bdy Def 1.22m RH 90.8m Def 1.22m RH 106.4m

CD Drain Drain

23

Drain 174

112.2m

21 166

13 14

AVENUE

GUILDFORD

158 3 91.4m

113.1m LB 4 TCB

Drain 156 2

Shelter 1 2

El Sub Sta

9

12 146

BLACKBURN ROAD

A 674

113.1m Path (um) 17

Great Knowley 22

Farm Bungalow 24

19

Subway

Post 134 Pond Track

32

Knowley Bridge 130 29

Towing Path 113.4m Anna

House

139

135 42

Path (um) 1

2

116 5

Liverpool Canal

Ashburn House

10 REDHILL Leeds and Leeds

Path (um)

GREAT KNOWLEY Oak Drain Edge Land at Great Knowley (North) Chorley House Maythorn

Location Plan 7 MELFORD 104

91.1m 117.3m 104a

June 2017 | 1:1250 @ A2 Drawing No: FI001LP01 Revision: 5 102a

2

4

3 102

9

94

1

ALPINE ROAD

Knowle Farm

3

Canal Mill 114.9m

4

El Sub Sta

Drain 41

M 61

BLACKBURN BROW This page is intentionally left blank Agenda Page 37 Agenda Item 3a Planning

Committee Meeting Agenda Page 38

Date 11 Aug 2020 Agenda Item 3a Item 3a

19/01113/OUTMAJ Agenda Page 39 Outline application for the construction of up to 233 dwellings with all matters reserved,

save for access (resubmission of approved Agenda Item 3a application ref. 17/00714/OUTMAJ)

Land to the West Side of Blackburn Road 19/01113/OUTMAJ - Site Location Agenda Page 40

Site Location Agenda Item 3a 19/01113/OUTMAJ - Location Plan Agenda Page 41 Agenda Item 3a 19/01113/OUTMAJ – Illustrative Masterplan Agenda Page 42 Agenda Item 3a 19/01113/OUTMAJ – Illustrative Sections Agenda Page 43 Agenda Item 3a 19/01113/OUTMAJ – Access Arrangement Agenda Page 44 Agenda Item 3a 19/01113/OUTMAJ – Height Parameters Agenda Page 45 Agenda Item 3a 19/01113/OUTMAJ – Site photo facing SSW from NE corner of site Agenda Page 46 Agenda Item 3a 19/01113/OUTMAJ – Site photo facing SW from NE corner of site Agenda Page 47 Agenda Item 3a 19/01113/OUTMAJ – Site photo facing W from NE corner of site Agenda Page 48 Agenda Item 3a 19/01113/OUTMAJ – Site photo facing NNW from NE corner of site Agenda Page 49 Agenda Item 3a 19/01113/OUTMAJ – Site photo facing NW from SE corner of site Agenda Page 50 Agenda Item 3a 19/01113/OUTMAJ – Road photo from A674 facing towards proposed site access location (to right), facing N Agenda Page 51 Agenda Item 3a 19/01113/OUTMAJ – Site photo from A674 facing SE Agenda Page 52 Agenda Item 3a Agenda Page 53 Agenda Item 3a

COMMITTEE REPORT REPORT OF MEETING DATE

Director (Customer and Planning Committee Date 11 August 2020 Digital)

ADDENDUM

ITEM 3a – 19/01113/OUTMAJ – Land to the West Side of Blackburn Road

The recommendation remains as per the original report

The education contribution identified in the committee report is £846,480.60 However, this is based on the housing mix on site being 100% 4 bed houses.

As the application is in outline, the housing mix has not yet been agreed and will be provided at reserved matters stage. As such, the education contribution will need to be re-assessed at that stage and is likely to change once the housing mix has been submitted and agreed with the Council.

For clarification, should the committee resolve to approve the outline planning application, a S106 agreement will be required with a maximum education contribution of £846,480.60 sought, however, this is subject to agreeing the final housing mix at reserved matters stage. A further assessment of the required contribution will be required once accurate bedroom information becomes available at reserved matters stage. This could result in a reduced pupil yield dependant on dwelling size and a change in the required contribution.

This page is intentionally left blank Agenda Page 55 Agenda Item 3b

APPLICATION REPORT – 20/00282/FULMAJ

Validation Date: 16 March 2020

Ward: Euxton South

Type of Application: Major Full Planning

Proposal: Hybrid planning application (part full application/part outline application) seeking full planning permission for a fleet garage extension and outline approval (all matters reserved) for a number of new buildings, proposed car parking areas and modification to internal site roads.

Location: International Fire Training Centre Washington Hall West Way Euxton Chorley PR7 6HJ

Case Officer: Mike Halsall

Applicant: Lancashire Fire and Rescue Service

Agent: Mr Richard Shuttleworth, Equilibrium Architects Ltd

Consultation expiry: 8 April 2020

Decision due by: 31 August 2020 (Extension of time agreed)

RECOMMENDATION

1. It is recommended that this application is approved subject to conditions and a section 106 agreement requiring:  That previously unimplemented elements of extant planning permissions at the site are not built in combination with this scheme  A £12,000 contribution be paid to Lancashire County Council for monitoring the Travel Plan for the site

SITE DESCRIPTION

2. The application site is identified within the Chorley Local Plan 2012-2026 as a Previously Developed Site within the Green Belt and comprise land forming part of the International Fire Training Centre, ran by Lancashire Fire and Rescue Service (LFRS). The site is located to the west of West Way, between Astley Village (to the south and east) and Euxton (to the west).

3. The original Washington Hall site dates from the early 1940’s when it was occupied by the American Forces and then later by the Ministry of Education as a teacher training college for those returning from service with the armed forces. The site was then used for fire fighter training for both the RAF and Auxiliary Fire Services and in 1964 the Lancashire County Fire Brigade took up permanent occupation of the site for the training of firefighting and fire safety and which is still its principal purpose today.

4. The overall Washington Hall site occupies some 10.6 hectares, with the main, central part of the site (4.9 hectares) occupied by around 8 principal buildings housing training and storage facilities for the Fire Service activities carried out on the site. There are also two adjacent areas of land (identified within the blue-edge and outside of the red-edge on the Site Location Plan) which are owned by the LFRS and are used by them as open training areas or for training props. Agenda Page 56 Agenda Item 3b

5. The site is accessed from the B5252 West Way which also serves Chorley Community Fire Station which is located near to the entrance of the site. Washington Lane to the north west and West Way to the south east form the principal boundaries to the site. There was historically a rear access point to the site from Washington Lane, but this is no longer used.

6. There is an internal gyratory road system around the site, linking several key buildings including Lancaster House, Astley House, USAR (Urban Search and Rescue) Building, Fleet Garage and the Fire House. Most of the buildings on the site were clearly purpose built for the Fire Service and constructed from the 1970’s onwards. There are several specialised training props located around the Washington Hall site which are used for fire and rescue simulation training as well as several ancillary / storage buildings / small classroom / teaching buildings positioned directly adjacent training areas.

PLANNING HISTORY

7. Outline planning permission (ref. 09/00404/OUTMAJ) and subsequent reserved matters consent (ref. 10/00348/REMMAJ) permitted a new fire station which has since been constructed to the south of the site, just outside the current red-edged planning application boundary.

8. The original permission relevant to the current proposal on the site was granted under ref: 11/00238/FULMAJ, a hybrid application by LFRS. It granted outline planning permission for the redevelopment of the whole site, including a long-term masterplan and full planning permission for access road widening and construction of a USAR building and Fleet Garage (all now constructed). This permission was implemented and is, therefore, extant.

9. The 2011 hybrid permission was granted following an assessment of the existing volume of buildings on the site, those to be demolished, retained and proposed in relation to Green Belt and the long-term Masterplan for the site.

10. In 2012 a Section 73 application (ref. 12/00188/FULMAJ) was approved to vary the conditions on the 2011 hybrid permission to allow changes to the phasing of the development, an increase in the finished floor level of the Fleet Garage and Stores building, a reduction in the landscaping scheme relating to the Fleet Garage and Stores building and changes to the sustainable resources condition.

11. In 2013 reserved matters consent (ref: 13/00554/REMMAJ) was granted pursuant to the outline elements of the 2011 hybrid application for details of the proposed new Fire Service Headquarters Building – this would have involved the Fire Service HQ moving from Fulwood in Preston to Chorley, but this element of the development has not been implemented.

12. Following this, there was a further Section 73 application (ref: 13/00728/FULMAJ) to vary conditions of 12/00188/FULMAJ to reflect changes to the masterplan and phasing strategy for the site. This application focussed on the necessary planning conditions that needed to be varied to accommodate the revised requirements of the LFRS at that time, including a review of the development parameters for the site and specifically in relation to the volume of proposed buildings. An initial volume analysis (for the total volume of existing and proposed buildings on the site) was carried out as part of the first planning application submission (ref. 11/00238/FULMAJ) which concluded that the total building / structure volume for the site was 36,916.7m3. The volume analysis undertaken for subsequent application (ref: 13/00728/FULMAJ) demonstrated that the overall volume of the proposed development (24,032m3) was less than what had been previously approved (36,916.7m3) and, therefore, was considered acceptable.

13. To date, LFRS have demolished a number of significant buildings (Washington Hall, Fleet Fire Garage, three multi storey Accommodation Blocks etc) and constructed buildings including Chorley Fire Station, USAR Building, Fleet Garage, Day Crewing Plus (DCP) Accommodation Block, as well as a number of smaller classroom / welfare / stores Agenda Page 57 Agenda Item 3b

buildings which are required to service the essential training needs of the fire training centre site.

Current Situation

14. Following the approval of the headquarters scheme, due to changes within the fire training environment and uncertainty in both the economic and political climate within which the Fire Service operates, it was advised the development of the headquarters building was unlikely to progress in the short term and the scheme was eventually put on hold by LFRS in 2014/15.

15. It has been advised that the Fire Service has now carried out a strategic review of how they would like to develop the Washington Hall site going forward with training facilities for fire fighters and accommodation on the site for administration and other fire service support staff who are currently located at LFRS headquarters in Fulwood.

DESCRIPTION OF PROPOSED DEVELOPMENT

16. The LFRS has now submitted a fresh hybrid planning application (part full application/part outline application) seeking full planning permission for an extension to the Fleet Garage building and outline approval (all matters reserved) for a number of new buildings, proposed car parking areas and modification to internal site roads. The new buildings for which outline consent is sought are; an indoor joint training centre, a public order unit building, a store building (one was approved as part of the previous planning consents, but in a different location) and an extension to Lancaster House (Lancaster House was to be demolished as part of previous planning permissions).

17. The purpose of the proposal is to offer an improved training facility for fire fighters within Lancashire, including their requirements for a new Breathing Apparatus (BA) School, as well as their long term aspiration for the provision of additional fire training / storage facilities on the site, including dedicated training facilities for the Police Service.

Full planning application

18. The only part of the development for which full planning permission is sought is the extension to the Fleet Garage to consolidate existing BA (Breathing Apparatus) facilities on the site within a single, purpose-built facility. A new BA training facility is required to allow Breathing Apparatus training to be compliant with recently introduced Health and Safety legislation in connection with BA wearing and decontamination procedures which cannot be accommodated within the existing BA training facilities within the site. The building would also include workshop and training facilities for activities which are currently located at other LFRS sites and which are complementary to the training of fire fighters.

19. The existing Fleet Garage building was constructed in 2013 and has been used to house BA Recovery who are responsible for the repair and servicing of Breathing Apparatus for the Fire Service and which ensures that there is always an adequate supply of fully maintained BA equipment that may be required in connection with incidents that may occur in Lancashire.

20. Fire fighters undergoing training on the various fire training props on the Washington Hall site would access the new BA facilities from the front of the building (facing into the centre of the Washington Hall site), with workshops for vehicle servicing, ladder inspection / servicing and storage being accessed from the enclosed rear yard area of the building. The fire appliance driver training school (which is currently housed within Lancaster House) would also be accessed from the rear of the existing Fleet Garage and would be located where the current BA support facility currently resides.

21. All the different departments within the proposed Fleet Garage extension are accessible from a central corridor inside of the building and where there is a proposed link with the retained facilities within the existing Fleet Garage including Training Stores and Laundry, Agenda Page 58 Agenda Item 3b

Driver Training School and appliance storage bays, where training fire appliances are stored and maintained. Level access is possible at all access points into the proposed building and within the building itself, with accessible facilities being incorporated into the scheme for all to use.

Outline planning application

22. Although the detailed proposals for a new headquarters building were never implemented, they provided a focus for the Fire Service to consider how they would like the Washington Hall site to be developed over the next 10 years, including the consolidation of fire service facilities within Chorley, rather than at their Fulwood site near Preston.

23. Following a considerable period of review and detailed reassessment of how they would like to develop the Service Training Centre site, there is now a clear desire to retain the existing Lancaster House building (as lecture theatres, conferencing space, dining facilities, offices etc.) and to provide a forward extension to the building which could accommodate a variety of additional office spaces (for a number of different Fire Service departments), flexible conferencing facilities and ancillary spaces etc. which can be used as an administrative base for LFRS.

24. The other key buildings proposed in outline on the site include a proposed single storey Stores building located adjacent the existing USAR Building, an Indoor Joint Training Centre building and Public Order building. Both of these buildings are proposed to be used for training by the Police Service.

25. There is also some car parking proposed both adjacent the proposed Fleet Garage and to the side and rear of Lancaster House to serve the new office extension and the proposed Police Training buildings. Landscaping proposals, including tree and shrub planting would be incorporated into the scheme to enhance the landscape and ecology provision within the site.

26. The proposed office extension to Lancaster House would provide additional office space for staff already located within the Washington Hall site, as well as staff to be relocated from the existing LFRS headquarters site in Fulwood. The reception area within the existing Lancaster House would be expanded and developed to create a new entrance to a combined and extended building.

27. The proposed Stores building would be used to house all consumable items and spare / replacement PPE / firefighting equipment that the fire service uses while attending incidents and which is currently housed at Fulwood HQ, Preston. The stores building is proposed to be located close to the entrance of the site for ease of access for equipment which may be required during incidents around Lancashire.

28. The Police Indoor Training Centre and Public Order Unit enclosures would accommodate a range of police training activities. The proposed Indoor Joint Training Centre building would be used to provide an all-weather training facility for use by Fire, Police and Ambulance services when dealing with simulated chemical and other incidents and would be accessible by vehicles. The Public Order building would serve two main purposes: firstly as a gymnasium to train officers of all grades in personal safety, which includes self-defence combat, handcuffing techniques, baton use etc. and secondly, it would be used to train officers in the management of riots and public disturbances. For these purposes it would have various simulated street or prison scenes installed inside and officers would practice controlling “rioters” in differing scenarios.

REPRESENTATIONS

29. No representations have been received.

Agenda Page 59 Agenda Item 3b

CONSULTATIONS

30. Greater Manchester Ecology Unit (GMEU): Have advised that they have reviewed the scheme with regards to the following:

 Proximity to and impact pathways to statutory and non-statutory designated wildlife sites  The likelihood of priority habitats of value being present  The likelihood of protected species being present – in particular bats, bat roosts and protected/priority amphibians.  Government guidance (Defra Circular 06/2005) indicates that protected species are a material consideration in the determination of applications, but that surveys should only be requested where there is a reasonable likelihood of those species being present

GMEU has no objection to the proposal, subject to specific informatives and conditions being attached to any grant of planning permission to protect trees, ponds, bats, amphibians, nesting birds and to ensure a landscaping scheme is provided.

31. Lancashire County Council Highway Services (LCC Highways): Have responded with no objections to the proposal but requested the applicant provide off-site sustainable transport improvements to mitigate any harm to the local transport network which would be caused by the proposal.

The determination of this application has been delayed partially due to prolonged negotiations between the applicant and LCC Highways with regards to the specifics of the off-site sustainable transport improvements to be provided by the applicant. The conclusion of these negotiations was brought about by both parties agreeing that the following measures would be provided:

 Improvements to the pedestrian route from the site towards Tesco to include provision of dropped kerbs and tactile paving at the entrance to the site, the existing pedestrian refuge to the south of the site access and its corresponding sides of the road; and both arms of Southport Road to the roundabout to include the existing traffic island.  Two bus stops are to be improved on the north side of West Way and north side of Southport Road to a disability compliant standard to include, raised kerbs, boarding areas, bus stop bay markings, 'BUS STOP' worded markings and clearways.  A developer contribution £12,000 to enable LCC Highways to provide the following range of services in support of implementing the Travel Plan. o Appraise the Travel Plan(s) submitted to the Council pursuant to the Planning Permission and provide constructive feedback. o Oversee the progression from Framework to full Travel Plan in line with agreed timescales. o Monitor the development, implementation and review of the Travel Plan for a period of up to 5 years.

The first two of the above measures would be secured via a section 278 agreement under the Highways Act 1980 between LCC and the applicant. The third would be secured via a section 106 agreement under the Town and Country Planning Act 1990 between Chorley Council and the applicant. The above will only apply to the Outline elements of the proposal.

LCC Highways have also recommended conditions and an informative to be added to any grant of planning permission.

32. Environment Agency: Have responded to state that they have reviewed the submitted site investigation report; Phase 2 Geo-Environmental Investigation and Remediation Statement by LKC reference number 20 1099 dated 5 March 2020, and they concur with the methods of remedial treatment for the contamination on this site, and look forward to being consulted on the verification report when available. Adequate investigation and analysis has been undertaken in relation to the proposed development of the Fleet Garage and surrounding Agenda Page 60 Agenda Item 3b

areas. The verification report is required to be submitted via a suitably worded planning condition.

33. Lead Local Flood Authority: Have not responded on this occasion. As the proposed buildings are to be located on existing areas of hardstanding, it is not considered that flood risk is a concern for this scheme and any risk can be controlled by a suitably worded planning condition. See response from United Utilities below.

34. United Utilities: Have responded with no objections to the scheme and have suggested conditions be attached to any grant of planning permission relating to surface and foul water management.

35. Waste & Contaminated Land: Have responded to state that they have no comments to make.

36. Council’s Tree Officer: Has responded to state that the trees to be removed are not of any major arboricultural significance and have low public amenity value. They have recommended adherence to the submitted Arboricultural Method Statement and Tree Protection Plan. This could be secured via a suitably worded planning condition.

37. Euxton Parish Council: No comments have been received.

PLANNING CONSIDERATIONS

Principle of development

38. The application site is located within the Green Belt and falls within the definition of previously developed land provided within the National Planning Policy Framework (the Framework). Section 13 of the Framework confirms that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence.

39. Development will only be permitted within the Green Belt, in accordance with the Framework, if it is considered appropriate development or where very special circumstances can be demonstrated. The Framework confirms that ‘very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

40. Paragraph 145 of the Framework states that a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt but lists a number of exceptions to this rule. One exception listed at Paragraph 145 of the Framework of development that need not be considered inappropriate development in the Green Belt is the limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt than the existing development.

41. Whilst the test for sites such as this relates to the impact on openness, it is important to note that the Framework contains no specific definition of ‘openness’. It is considered that in respect of the Framework, the existing site currently has an impact on the openness of the Green Belt. However, it is important to note that merely the presence of an existing building on the site currently does not justify any new buildings. The new buildings must also not “have a greater impact on the openness of the Green Belt”.

42. Whether the proposed buildings have a greater impact on openness is a subjective judgment which is considered further below. Objective criteria could include the volume of the existing buildings although it is important to note that the Framework does not include such an allowance or capacity test. To engage with the exceptions of paragraph 145 of the Framework, which is reflected in policy BNE5 of the Chorley Local Plan 2012 - 2026, the test relates to the existing development. The openness of an area is clearly affected by the Agenda Page 61 Agenda Item 3b

erection or positioning of any object within it no matter whether the object is clearly visible or not. The openness test relates to the whole of the site.

43. The site is classed as a Major Developed Site in the Green Belt for which Policy 1 of the Central Lancashire Core Strategy states development will typically be small scale and limited to appropriate infilling, conversion of buildings and proposals to meet local need, unless there are exceptional reasons for larger scale redevelopment schemes.

44. Policy BNE5 of the Chorley Local Plan 2012 – 2026 relates to the redevelopment of previously developed sites in the Green Belt and states that redevelopment of previously developed sites in the Green Belt will be permitted providing that the appearance of the site as a whole is maintained or enhanced and that all proposals, including those for partial redevelopment, are put forward in the context of a comprehensive plan for the site as a whole.

45. In terms of the visual impact the site is entirely enclosed from outside views (apart some very limited views from the emergency exit gates at the rear of the site leading onto Washington Lane but these look onto the already constructed buildings on the north side of the site) and is/was already well developed, both currently and before any work to implement previous planning permissions were undertaken. It is not, therefore, considered that there would be any visual intrusion resulting in harm to the visual dimension of openness of the Green Belt.

46. The existing buildings, including the existing Fleet Garage, Teaching Room, USAR building and DCP building total 10,818m3. Only the Fleet Garage extension is being applied for in full and so elevation details of the other buildings (Lancaster House extension, Stores building, Public Order Unit and Indoor Service Training Centre) are not available. The applicant has however stated that the proposed total volume of these buildings and the Fleet Garage extension would be 26,098m3. The total volume of built development would, therefore, be 36,916m3 which is the same volume of built development already established as acceptable by previous planning permissions on this site.

47. In terms of the spatial context, the proposed increase in built development on previously development land of approximately 140% would have a greater impact on the openness of the Green Belt than the current situation. However, the total proposed volume is the same as that approved by the original planning permission 11/00238/FULMAJ which has been partially implemented and is, therefore, extant and could still be fully implemented. This, along with the other associated benefits of providing a state of the art training facility in Chorley for the LFRS, one of the emergency services upon which all residents within the County rely upon, represents very special circumstances to overcome the harm to the openness of the Green Belt. It is not considered that there is any ‘other harm’ to take into this appraisal, as demonstrated within the following sections of this report.

48. The submission of a landscaping scheme could also be required by virtue of a suitably worded planning condition to ensure the appearance of the site is further improved. As such, the proposal complies with policy BNE5 of the Chorley Local Plan 2012 - 2026.

49. As the earlier permissions remain extant and some of the buildings now proposed would be on a different footprint, it would not be acceptable to build out the earlier permissions in conjunction with what is now proposed as this would have an unacceptable impact on the Green Belt. A section 106 legal agreement would, therefore, need to be agreed to ensure that that any parts of these earlier permissions that have not been implemented to date would not be built if the current application is approved and implemented.

50. In light of the above considerations, the proposal is considered acceptable in principle.

Agenda Page 62 Agenda Item 3b

Design and amenity

51. Policy BNE1 of the Chorley Local Plan 2012 – 2026 states that planning permission will be granted for new development, including extensions, conversions and free-standing structures, provided that (amongst other things):

“a) The proposal does not have a significantly detrimental impact on the surrounding area by virtue of its density, siting, layout, building to plot ratio, height, scale and massing, design, orientation and use of materials. c) The layout, design and landscaping of all elements of the proposal, including any internal roads, car parking, footpaths and open spaces, are of a high quality and respect the character of the site and local area; d) The residual cumulative highways impact of the development is not severe and it would not prejudice highway safety, pedestrian safety, the free flow of traffic, and would not reduce the number of on-site parking spaces to below the standards stated in Site Allocations Policy – Parking Standards, unless there are other material considerations which justify the reduction; f) The proposal would not have a detrimental impact on important natural habitats and landscape features such as historic landscapes, mature trees, hedgerows, ponds and watercourses. In some circumstances where on balance it is considered acceptable to remove one or more of these features then mitigation measures to replace the feature/s will be required either on or off-site.”

52. The external appearance of the proposed extension has been designed to match that of the existing Fleet Garage, including the use of trapezoidal profiled, composite cladding panels, with matching trims / flashings to wall and roof faces, sectional overhead doors and powder coated aluminium doors and window frames etc. The proposed extension roof profile follows the profile and pitch of the existing Fleet Garage roof, with the higher roof of the proposed extension signalling the start of the new extension where it rises above the existing lower section of roof over the existing BA Recovery and Stores area. This can be controlled by planning condition.

53. Photovoltaic cells / solar panels would be located on the south facing roof slope of the proposed extension, with the use of such renewable and low carbon technologies helping to offset the overall energy consumption of the building and assist in the delivery of a BREEAM Very Good rating. Furthermore, the use of air source heat pumps to extract available heat from external air to provide heating and cooling further assists in the delivery of a low carbon building. Natural / cross ventilation of internal spaces would be achieved wherever possible using openable windows and doors.

54. The proposed external hard landscaping and ground finishes would match the colour and texture of those to the existing Fleet Garage.

55. The design of the proposed Fleet Garage extension is considered acceptable.

56. Other elements of the proposal are submitted in outline and so the design aspects of these elements do not form material considerations in the determination of this application and would be instead assessed at reserved matters stage.

57. There are no dwellings close enough to the site for the proposal to impact upon residential amenity. The scale and layout of the proposal are considered appropriate to the location and are considered acceptable.

Ecology

58. Policy BNE9 of the Chorley Local Plan 2012 – 2026 seeks to safeguard protected and endangered species and their habitats. The Greater Manchester Ecology Unit has no objections to the scheme and has suggested conditions and informatives to be attached to any grant of planning permission, as explained above. The proposal is, therefore, considered to comply with policy BNE9 of the Chorley Local Plan 2012-2026. Agenda Page 63 Agenda Item 3b

Highway safety

59. Lancashire County Council Highway Services have raised no objections to the proposed development subject to off-site works being delivered by the applicant, as outlined above. LCC Highways have provided the below comparison of the existing development and the previously approved scheme with the new proposal, in terms of transport and traffic considerations:

 In terms of staff, the existing site has 64 staff with 100 students visiting a day. In the 2011 masterplan, 300 staff and 112 students plus 10 visitors per day were approved. The current masterplan proposes 191 staff and 140 students per day.

 For buildings, the existing site has 5,741m2 GFA of buildings. In the 2011 masterplan, a total of 8,102m2 GFA of buildings were approved. The current masterplan proposes to increase this to a total of 10,931m2 GFA.

 Parking: The existing site has 124no. car parking spaces. In the 2011 masterplan, a total of 369 parking spaces were approved. The current masterplan proposes 230 spaces (although in GFA terms, the current masterplan requires 376 spaces as per LA standard).

From the above, while it is appreciated that there is some reduction in staff numbers compared to previously approved schemes at this site, the location of the site and the overall scale of the proposed development are material considerations when assessing the required mitigation measures.

The proposed masterplan would generate significant amounts of movements but can only be prevented or recommended for refusal on highway/transport grounds if the residual cumulative impacts are severe. Therefore, to ensure the impacts of the development can be accommodated within the existing network and to ensure safe and suitable access to the site can be achieved for all people, there is need for low-cost improvements that limit the significant impacts. The following improvements/contributions are necessary to make the proposed development acceptable in planning terms;

 Improvements to the pedestrian route from the site towards Tesco to include provision of dropped kerbs and tactile paving at the entrance to the site, the existing pedestrian refuge to the south of the site access and its corresponding sides of the road; and both arms of Southport Road to the roundabout to include the existing traffic island.  Two bus stops are to be improved on the north side of West Way and north side of Southport Road to a disability compliant standard to include, raised kerbs, boarding areas, bus stop bay markings, 'BUS STOP' worded markings and clearways.  A developer contribution £12,000 to enable LCC Highways to provide the following range of services in support of implementing the Travel Plan. o Appraise the Travel Plan(s) submitted to the Council pursuant to the Planning Permission and provide constructive feedback. o Oversee the progression from Framework to full Travel Plan in line with agreed timescales. o Monitor the development, implementation and review of the Travel Plan for a period of up to 5 years.

60. As outlined above, the Council’s parking standards set out within Appendix A to the Chorley Local Plan 2012-2026 required by policy ST4 would be 376 spaces. Whilst only 230 spaces are proposed as part of the new masterplan, the majority of the scheme is submitted in outline only. A planning condition can, therefore, be attached to require future reserved matters submissions to provide a level of parking that meets the Council’s parking standards.

61. The proposal, subject to the mitigation measure requested by LCC highways, is considered acceptable and in accordance with the Development Plan with regards to traffic and transportation impacts. Agenda Page 64 Agenda Item 3b

Community Infrastructure Levy (CIL)

62. This is a hybrid application (part outline, part full) CIL Liability is not calculated at outline application stage. The full part of the proposal will be CIL Liable if approved and the outline sections will be CIL Liable on approval of the final reserved matters application for each phase of the development (if approved).

CONCLUSION

63. The Lancashire Fire and Rescue Service has submitted a fresh hybrid planning application (part full application/part outline application) seeking full planning permission for an extension to the Fleet Garage building and outline approval (all matters reserved) for a number of new buildings, proposed car parking areas and modification to internal site roads. The new buildings for which outline consent is sought are; an Indoor Joint Training Centre, a Public Order Unit building, a Store building and an extension to Lancaster House.

64. The purpose of the proposal is to offer an improved training facility for fire fighters within Lancashire, including their requirements for a new Breathing Apparatus (BA) School, as well as their long term aspiration for the provision of additional fire training / storage facilities on the site, including dedicated training facilities for the Police Service.

65. The application site is previously developed land located within the Green Belt and the proposed development need not be considered inappropriate development if it would not have a greater impact on the openness of the Green Belt than the existing development or where very special circumstances can be demonstrated. The Framework confirms that ‘very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

66. It is concluded that the proposal would have a greater impact on the openness of the Green Belt but very special circumstances exist to outweigh the harm caused by the proposal. All other impacts can be sufficiently mitigated to an acceptable level and, therefore, the proposal accords with the Development Plan.

67. It is recommended that the application is approved, subject to conditions and a section 106 legal agreement as detailed above.

RELEVANT HISTORY OF THE SITE

Ref: 75/00734/LCC Decision: PERLCC Decision Date: 10 November 1975 Description: Proposed single storey building with mezzanine floors to form Dining/Recreation Areas with boiler house building adjacent

Ref: 86/00080/NLA Decision: PERNLA Decision Date: 18 March 1986 Description: Erection of a breathing apparatus instruction block and fire house at Euxton

Ref: 00/00592/TEL Decision: PAATEL Decision Date: 22 August 2000 Description: Installation of 6 no. co-polar antennae, 1 no. 600mm microwave dish and equipment cabin

Ref: 01/00043/FUL Decision: PRRRTF Decision Date: 7 March 2001 Description: Retrospective application of siting of 12 tonne L P G storage vessel and construction of base

Ref: 01/00484/TEL Decision: PAATEL Decision Date: 26 June 2001 Description: Prior notification of siting of telecommunications equipment consisting of replacement antennae, replace existing dish with 4 microwave dishes,increase number of feeder cables, replacement cabin and security fence

Ref: 01/00979/FUL Decision: PERFPP Decision Date: 17 January 2002 Description: Single storey training facility building Agenda Page 65 Agenda Item 3b

Ref: 96/00714/FUL Decision: PERFPP Decision Date: 18 December 1996 Description: Creation of new car park

Ref: 97/00927/CIRC Decision: PERCRC Decision Date: 18 February 1998 Description: Circular 18/84 Notice of proposed development by Forensic Science Service to provide Security Fencing

Ref: 98/00289/FUL Decision: REFFPP Decision Date: 9 July 1998 Description: Erection of telecommunications tower and 25m rescue training installation

Ref: 98/00682/FUL Decision: PERFPP Decision Date: 25 November 1998 Description: Installation of 25m dual purpose telecommunications and rescue training tower in 12 x 12m secure compound including associated equipment cabin

Ref: 98/00800/CIRC Decision: PERCRC Decision Date: 17 February 1999 Description: Notice of proposed installation of CCTV and Lighting

Ref: 99/00094/FUL Decision: PERFPP Decision Date: 16 March 1999 Description: Erection of portacabin type building for use as critical incident training unit

Ref: 99/00185/CIRC Decision: PERCRC Decision Date: 26 May 1999 Description: Circular 18/84 notification in respect of provision of additional car parking facilities

Ref: 99/00268/FUL Decision: PERFPP Decision Date: 30 July 1999 Description: Temporary single storey bedroom block with en-suite facilities to accommodate 24 people

Ref: 99/00396/TEL Decision: PANRQ Decision Date: 8 June 1999 Description: Addition of 3 No.polar antennae to existing mast and telecommunications cabin

Ref: 03/00694/CIRC Decision: PERCRC Decision Date: 13 August 2003 Description: Provision of additional portacabin at second storey level above existing portacabin

Ref: 04/00867/CIRC Decision: PERCRC Decision Date: 14 September 2004 Description: Notice of Proposed Development by Government Agency to provide New Sub- station building and switchroom

Ref: 05/00504/CIRC Decision: PERCRC Decision Date: 22 June 2005 Description: Erection of a new two storey modular building to the rear of the site

Ref: 07/00810/OUT Decision: WDN Decision Date: 8 August 2007 Description: Outline application for the erection of new community fire station

Ref: 07/00902/OUTMAJ Decision: PEROPP Decision Date: 15 October 2007 Description: Outline application for the erection of new community fire station

Ref: 07/00914/FUL Decision: PERFPP Decision Date: 9 October 2007 Description: Construction of urban search and rescue training unit

Ref: 09/00404/OUTMAJ Decision: PEROPP Decision Date: 19 August 2009 Description: Outline application for the erection of a new community fire station and vehicle appliance facility (renewal of permission 07/00902/OUTMAJ)

Ref: 10/00348/REMMAJ Decision: PERRES Decision Date: 9 August 2010 Description: Reserved matters application for the erection of a new community fire station and vehicle appliance facility

Agenda Page 66 Agenda Item 3b

Ref: 10/01044/DIS Decision: PEDISZ Decision Date: 16 February 2011 Description: Application to discharge conditions attached to planning permission nos. 09/00404/OUTMAJ and 10/00348/REMMAJ which permitted the erection of a community fire station

Ref: 11/00238/FULMAJ Decision: PERFPP Decision Date: 16 June 2011 Description: Proposed redevelopment of Washington Hall Fire Training Centre (part outline and part full application). Outline for the redevelopment of the whole site including long term master plan and full application for proposed road widening, construction of a new urban search and rescue (USAR) building and fleet garage and stores facility

Ref: 12/00162/DEMCON Decision: PERDEM Decision Date: 23 February 2012 Description: Application for prior determination in respect of the proposed demolition of Washington Hall (the buildings known as Washington Hall within the site)

Ref: 12/00188/FULMAJ Decision: PERFPP Decision Date: 10 May 2012 Description: Section 73 application to vary conditions 1, 2, 3, 4, 6, 8, 9, 10, 11, 12, 13, 15, 16, 17, 18, 21, 22, 24, 25, 29, 30, 31 and 32 of planning permission 11/00238/FULMAJ to allow changes to the phasing of the development, an increase in the finished floor level of the Fleet Garage and Stores building, a reduction in the landscaping scheme relating to the Fleet Garage and Stores building and changes to the sustainable resources condition

Ref: 12/00259/DIS Decision: PEDISZ Decision Date: 19 October 2012 Description: Application to discharge conditions 6 (site investigation), 7 (foul and surface water scheme), 15 (external materials), 17 (hard surfacing materials), 23 (travel plan), 24 (BREEAM), 28 (rhododendron scheme) and 29 (amphibian scheme) of planning permission 12/00188/FULMAJ (for the redevelopment of Washington Hall)

Ref: 12/00576/FUL Decision: PERFPP Decision Date: 28 September 2012 Description: Erection of 15m high self supporting slim line lattice mast to elevate existing 5m high dipole antenna to a total height of 20m from ground level

Ref: 12/00646/DIS Decision REDISZ Decision Date: 18 July 2012 Description: Application to discharge conditions 8 (landscaping implementation), 12 (conformity with approved levels) and 14 (conformity with drainage condition) of planning approval 12/00188/FULMAJ (redevelopment of Washington Hall Fire Training Centre)

Ref: 12/00709/FUL Decision: PERFPP Decision Date: 11 September 2012 Description: Erection of Urban Search and Rescue Building (amendments to building previously approved as part of permission 12/00188/FULMAJ)

Ref: 12/01140/ADV Decision: PERADV Decision Date: 25 January 2013 Description: Erection of illuminated sign to new fire station building

Ref: 13/00167/DIS Decision: PEDISZ Decision Date: 25 April 2013 Description: Application to confirm compliance with condition nos. 3 (Approved Plans), 4 (Drainage), 5 (Ground Surfacing Materials), 6 (External Facing Materials) and 7 (Car Parking) of outline planning permisison no. 09/00404/OUTMAJ) and condition nos. 3 (Surface Water Drainage), 4 (Remediation), 5 (Bat Mitigation), 10 (Tree Protection) and 11 (Levels) of reserved matters permission no. 10/00348/REMMAJ which permitted the erection of a community fire station on the site

Ref: 13/00172/REMMAJ Decision: PERRES Decision Date: 25 April 2013 Description: Application (under S.73 of the T&CPA 1990) for the variation of condition no. 1 (Carrying out development in accordance with approved plans) and condition no. 2 (Approved Plans) of planning permission no. 10/00348/REMMAJ

Ref: 13/00554/REMMAJ Decision: PERRES Decision Date: 23 September 2013 Description: Reserved Matters application (for appearance, landscape, layout and scale) for the development of the Fire Service headquarters building Agenda Page 67 Agenda Item 3b

(pursuant to outline permission ref: 12/00188/FULMAJ).

Ref: 13/00561/DIS Decision: PEDISZ Decision Date: 12 July 2013 Description: Application to discharge condition 8 (materials) of planning permission ref: 12/00709/FUL (which was for the erection of an Urban Search and Rescue Building)

Ref: 13/00728/FULMAJ Decision: PERFPP Decision Date: 29 October 2013 Description: Application to vary conditions 1, 2, 3, 4, 5, 13, 15, 16, 17, 18, 21, 22, 24, 29, 30, 31, 32 and 33 of planning permission ref: 12/00188/FULMAJ in order to reflect changes to the masterplan and phasing strategy for the site (please refer to submitted Planning Statement).

Ref: 14/00522/REM Decision: PERFPP Decision Date: 4 July 2014 Description: Reserved matters application specifying the appearance, landscaping, layout and scale, for a proposed staff accommodation block (pursuant to outline permission ref: 13/00728/FULMAJ)

Ref: 17/00761/FUL Decision: PERFPP Decision Date: 29 September 2017 Description: Retrospective application for siting of 3 no. pre-fabricated cabins for teaching purposes (for a temporary period of 5 years)

RELEVANT POLICIES: In accordance with s.38 (6) Planning and Compulsory Purchase Act (2004), the application is to be determined in accordance with the development plan (the Central Lancashire Core Strategy, the Adopted Chorley Local Plan 2012-2026 and adopted Supplementary Planning Guidance), unless material considerations indicate otherwise. Consideration of the proposal has had regard to guidance contained within the National Planning Policy Framework (the Framework) and the development plan. The specific policies/ guidance considerations are contained within the body of the report.

Suggested conditions

1. An application for approval of the reserved matters, namely the access, layout, scale, appearance and landscaping of the development, must be made to the Local Planning Authority for the parts of the proposed development hereby permitted in outline (as identified on drawing no. C0371-11 Rev C - Proposed Masterplan New Build) before the expiration of ten years from the date of this permission and the development hereby permitted must be begun two years from the date of approval of the last of the reserved matters to be approved.

Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act, 2004.

2. The part of the proposed development hereby permitted in full (as identified on drawing no. C0371-11 Rev C - Proposed Masterplan New Build) must be begun no later than three years from the date of this permission.

Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

3. Any application for the approval of reserved matters for any phase or sub-phase shall be made in accordance with the scope of the approved Masterplan (reference C0371-08 Rev I - Proposed Masterplan - Volume Analysis Figures) in relation to the identified volumes of each building.

Reason: To ensure an acceptable form of development for the site within the parameters of the outline permission.

4. The development hereby permitted shall be carried out in accordance with the approved plans below:

Title Plan Ref Received On Proposed Masterplan - Volume Analysis Figures C0371-08 Rev I 23 March 2020 Agenda Page 68 Agenda Item 3b

Site Location Plan C0371-SLP 16 March 2020 Proposed Masterplan C0371-01 Rev P 23 March 2020 Proposed Masterplan New Build C0371-11 Rev C 31 July 2020 Proposed Site Layout C0371-05 Rev Q 23 March 2020 Proposed Floor Plan C0371-02 Rev T 23 March 2020 Proposed Roof Plan C0371-04 Rev J 23 March 2020 Proposed Elevations and Section A-A C0371-03 Rev L 23 March 2020 Landscape Proposal 3944.11 31 July 2020

Reason: For the avoidance of doubt and in the interests of proper planning.

5. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of any buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: In the interest of the appearance of the locality.

6. Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C0371-11 Rev C - Proposed Masterplan New Build) shall be accompanied by a scheme of landscaping. The scheme shall indicate all existing trees and hedgerows on the land; detail any to be retained, together with measures for their protection in the course of development; indicate the types and numbers of trees and shrubs to be planted, their distribution on site, those areas to be seeded, paved or hard landscaped; and detail any changes of ground level or landform. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of any buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

Reason: In the interest of the appearance of the locality.

7. Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C0371-11 Rev C - Proposed Masterplan New Build) shall be accompanied by full details of existing and proposed ground levels and proposed building slab levels (all relative to ground levels adjoining the site), notwithstanding any such detail shown on previously submitted plan(s). The development shall only be carried out in conformity with the approved details.

Reason: In the interest of the appearance of the locality.

8. All external facing materials of the approved Fleet Garage extension shall match in colour, form and texture to those on the existing building and no others substituted unless alternatives are first submitted to and agreed in writing by the Local Planning Authority, when the development shall then be carried out in accordance with the alternatives approved.

Reason: In the interests of the visual amenity of the area in general and the existing building in particular.

9. Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no.C0371-11 Rev C - Proposed Masterplan New Build) shall be accompanied by details of car parking provision which shall accord with the Chorley Council Parking Standard. The approved car parking provision shall then be constructed in accordance with the approved details and retained at all times thereafter specifically for this purpose.

Agenda Page 69 Agenda Item 3b

Reason: To allow the Local Planning Authority to assess that the site is adequately served by parking and disabled parking and that motorcycle and bicycle parking is sufficiently provided

10. The car park hereby approved in full (as identified adjacent to the Fleet Garage extension on drawing no.C0371-11 Rev C - Proposed Masterplan New Build) shall be implemented, surfaced or paved, drained and marked out all in accordance with the approved plan before the extended building is brought into use. The car park and vehicle manoeuvring areas shall not thereafter be used for any purpose other than the parking of and manoeuvring of vehicles.

Reason: To ensure adequate on site provision of car parking and manoeuvring areas

11. Any buildings hereby permitted over 500m² shall be constructed to achieve a minimum Building Research Establishment (BREEAM) standard of 'very good'. Within 6 months of occupation of each building or phase a 'Post Construction Stage' assessment and a Final Certificate shall be submitted to the Local Planning Authority certifying that a BREEAM standard of 'very good' has been achieved for that building or phase.

Reason: In the interests of minimising the environmental impact of the development.

12. No part of the development hereby approved in outline (as identified on drawing no. C0371- 11 Rev C - Proposed Masterplan New Build) shall commence until a scheme for the construction of the off-site works of highway improvements has been submitted to and approved by the Local Planning Authority in consultation with the Highway Authority.

Reason: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway scheme/works are acceptable before work commences on site.

13. No part of the development hereby approved in outline (as identified on drawing no. C0371- 11 Rev C - Proposed Masterplan New Build) shall be occupied until the approved scheme referred to in Condition 12 has been constructed and completed in accordance with the scheme details.

Reason: In order that the traffic generated by the development does not exacerbate unsatisfactory highway conditions in advance of the completion of the highway scheme/works.

14. No part of the development hereby approved in outline (C0371-11 Rev C - Proposed Masterplan New Build) shall commence until a timetable for the implementation of the Full Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The provisions of the Full Travel Plan shall be implemented and operated in accordance with the timetable contained therein unless otherwise agreed in writing with the Local Planning Authority. All elements of the Full Travel Plan shall continue to be implemented at all times thereafter for a minimum of 5 years after completion of the development.

Reason: To ensure that the development provides sustainable transport options.

15. Remediation works shall take place in accordance with the submitted details and no development shall take place until a verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Reason: To ensure that the development does not contribute to, and is not put at unacceptable risk from or adversely affected by, unacceptable levels of water pollution in line with paragraph 170 of the National Planning Policy Framework.

16. The approved development shall be carried out in strict accordance with the method statement and tree protection measures identified within the submitted Arboricultural Impact Assessment and Arboricultural Method Statement. During the construction period, all trees to be retained shall be protected in accordance with British Standard BS 5837:2012 or any subsequent amendment to the British Standards. Agenda Page 70 Agenda Item 3b

Reason: To safeguard the trees to be retained.

17. Each reserved matters submission involving the removal of trees shall be accomapined by an ecological appraisal, undertaken by a suitably qualified persion, to investigate the potential for bat roosts within the trees to be removed.

Reason: To safeguard bats which are a protected species.

18. No works to trees or shrubs shall occur between the 1st March and 31st August in any year unless a detailed bird nest survey by a suitably experienced ecologist has been carried out immediately prior to clearance and written confirmation provided that no active bird nests are present which has been agreed in writing by the Local Planning Authority.

Reason: Wild birds and their eggs are protected under Part 1 of the Wildlife and Countryside Act 1981, which makes it illegal to kill or injure a bird and destroy its eggs or its nest whilst it is in use of being built.

19. Foul and surface water shall be drained on separate systems.

Reason: To secure proper drainage and to manage the risk of flooding and pollution.

20. Each reserved matters submission shall be supported by a surface water drainage scheme. The drainage scheme must include:

(i) An investigation of the hierarchy of drainage options in the National Planning Practice Guidance (or any subsequent amendment thereof). This investigation shall include evidence of an assessment of ground conditions and the potential for infiltration of surface water; (ii) A restricted rate of discharge of surface water agreed with the local planning authority (if it is agreed that infiltration is discounted by the investigations); and (iii) A timetable for its implementation.

The approved scheme shall also be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards.

The development hereby permitted shall be carried out only in accordance with the approved drainage scheme.

Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution.

Agenda Item 3b Agenda Page 71 This page is intentionally left blank Agenda Page 73 Agenda Item 3b Item 3b

20/00282/FULMAJ Agenda Page 74 Hybrid planning application (part full application/part outline application) seeking full planning permission for a fleet garage extension and outline approval (all matters reserved) for a number of new buildings, proposed car parking areas and modification to internal site roads Agenda Item 3b

International Fire Training Centre, Washington Hall, West Way, Euxton, Chorley, PR7 6HJ 20/00282/FULMAJ – Site Location Agenda Page 75 Agenda Item 3b 20/00282/FULMAJ – Site Location Plan Agenda Page 76 Agenda Item 3b 20/00282/FULMAJ – Proposed Masterplan Agenda Page 77 Agenda Item 3b 20/00282/FULMAJ – Proposed Masterplan – Identifying New Build (Full / Outline) Agenda Page 78 Agenda Item 3b 20/00282/FULMAJ – Site Plan – Fleet Garage Extension – Full Planning Sought Agenda Page 79 Agenda Item 3b 20/00282/FULMAJ – Floor Plan – Fleet Garage Extension – Full Planning Sought Agenda Page 80 Agenda Item 3b 20/00282/FULMAJ – Elevations Plan – Fleet Garage Extension – Full Planning Sought Agenda Page 81 Agenda Item 3b 20/00282/FULMAJ – Proposed Landscaping to front of Fleet Garage Extension Agenda Page 82 Agenda Item 3b 20/00282/FULMAJ – Site photo – Existing Fleet Garage Agenda Page 83 Agenda Item 3b 20/00282/FULMAJ – Site photo – Fleet Garage Agenda Page 84 Agenda Item 3b 20/00282/FULMAJ – Site photo – Fleet Garage Extension Location Agenda Page 85 Agenda Item 3b 20/00282/FULMAJ – Site photo – Lancaster House – to be extended (Outline) Agenda Page 86 Agenda Item 3b 20/00282/FULMAJ – Site photo – Location for Lancaster House Extension (Outline) Agenda Page 87 Agenda Item 3b 20/00282/FULMAJ – Site photo – Location for Indoor Joint Training Centre and Public Order Unit Building (Outline) Agenda Page 88 Agenda Item 3b 20/00282/FULMAJ – Site photo – Location for Indoor Joint Training Centre and Public Order Unit Building (Outline) Agenda Page 89 Agenda Item 3b 20/00282/FULMAJ – Site photo – Location for Indoor Joint Training Centre and Public Order Unit Building (Outline) Agenda Page 90 Agenda Item 3b 20/00282/FULMAJ – Site photo – Location for Store Building (Outline) Agenda Page 91 Agenda Item 3b This page is intentionally left blank Agenda Page 93 Agenda Item 3c

APPLICATION REPORT – 20/00116/FUL

Validation Date: 30 March 2020

Ward: Wheelton And Withnell

Type of Application: Full Planning

Proposal: Erection of 4no. detached dwellings, including access to Blackburn Road

Location: Land Between 386 And 392 Blackburn Road Higher Wheelton

Case Officer: Amy Aspinall

Applicant: Mr Lee Walsh

Agent: N/A

Consultation expiry: 8 July 2020

Decision due by: 13 August 2020 (Extension of time agreed)

RECOMMENDATION

1. It is recommended that the application is approved, subject to conditions.

SITE DESCRIPTION

2. The application site is comprised of an L-shaped plot of grassland located between 386 and 392 Blackburn Road and extends to the rear behind the properties of 378 to 386 Blackburn Road. The site falls wholly within the settlement boundary of Higher Wheelton, as defined by the Chorley Local Plan Policies Map.

DESCRIPTION OF PROPOSED DEVELOPMENT

3. The application seeks full planning permission for the erection of 4no. detached dwellings, including the provision of access to Blackburn Road

REPRESENTATIONS

4. 1no. representation has been received citing the following grounds of objection:

Highway safety: - access too close to junction of Bett Lane and Blackburn Road on the same side, and too close to the opposing junction of Lawton Close with Blackburn Road - access to and egress from the proposed site be unsafe for vehicles, but also for pedestrians - access would result in loss of parking spaces for residents resulting in more on-road parking which is already an issue on busy 1674

Amenity: - Overlooking / loss of privacy of 384 Blackburn Road due to three storeys and high-level gable windows - Overshadowing due to change in ground levels and casting shadows over existing gardens. Plans: Agenda Page 94 Agenda Item 3c

- Plans do not show location of existing properties, floor levels, eaves and ridge heights of proposed dwellings

Drainage: - 384 is considerably lower than application site and concerns that this would increase the risk of flooding from surface water

Trees: - Proposed access would impact on 4no trees, subject to Tree Preservation Orders – damage the trees and rot systems

CONSULTATIONS

5. Lancashire County Council Highway Services: In their latest comments of 15 July, LCC confirm that the proposal is now acceptable and recommended conditions in relation to a scheme for the construction of the access and off-site works (essentially s278)

6. United Utilities: Have no objection – drainage conditions are advised.

7. Wheelton Parish Council: Have objected to the proposal on the grounds of the access being part of the layby indent (which would deprive existing residents of parking space where they are already at a premium). It would create a dangerous junction at a site which is already considered dangerous by residents, the junction of Bett Lane and the A674.

They also comment that none of the elevations for any of the 4 plots make any allowance or mention for energy self sustainability by incorporating solar voltaics in the roof pitches, or grey water collection for sanitation services. If any such developments were to be allowed the Parish Council have commented that all currently available 'green' technologies need to be incorporated within the detailed plans.

8. CIL Officers: Comment that the development is CIL liable.

PLANNING CONSIDERATIONS

Principle of development

9. It should be noted that the acceptability of the principle of residential development has already been established on this site, and remains an acceptable one having regard to the prevailing planning policies and material considerations.

10. The National Planning Policy Framework (The Framework) sets out that the Government’s objective is to significantly boost the supply of homes and that it is important that a sufficient amount and variety of land can come forward where it is needed.

11. At paragraph 68 the Framework recognises that small and medium sized sites can make an important contribution to meeting the housing requirement of an area, and are often built-out relatively quickly. To promote the development of a good mix of sites Local Planning Authorities are advised to, among other things, support the development of windfall sites through their policies and decisions – giving great weight to the benefits of using suitable sites within existing settlements for homes.

12. The Framework is clear that decisions should apply a presumption in favour of sustainable development and, therefore, the small-scale development of this site, which is situated within a defined settlement, should be considerably favourably.

13. The site is located within the defined settlement of Higher Wheelton, where policy V2 of the Chorley Local Plan 2012 – 2026 sets out a presumption in favour of appropriate sustainable development, subject to material planning considerations and compliance with other Development Plan policies. Agenda Page 95 Agenda Item 3c

14. Higher Wheelton is not specified as an area for growth within the Central Lancashire Core Strategy Policy 1 and falls to be considered as an ‘other place’. Criterion (f) of the Central Lancashire Core Strategy policy 1 reads as follows: “In other places – smaller villages, substantially built up frontages and Major Developed Sites – development will typically be small scale and limited to appropriate infilling, conversion of buildings and proposals to meet local need, unless there are exceptional reasons for larger scale redevelopment schemes.”

15. The principle of the development is acceptable, subject to other considerations as set out in this report.

Design

16. The application proposes 4no. detached dwellings with a single dwelling having a garden frontage to Blackburn Road. The other 3no. dwellings would be located to the rear of the site and positioned around the turning head in a cul-de-sac arrangement. A similar layout has already been approved previously under various planning permissions, albeit the current application has a reduced number of dwellings.

17. Plot one would be two storeys in height with a simple cottage style appearance with feature porch. The other plots would have a more modern design, adding variation to the development and would increase to two and a half storeys, with accommodation in the roofspace. There is no set pattern of development or design of properties in the locality with varying architectural styles and house types, and therefore, it is not considered that the overall design would be harmful to the character of the area.

18. The proposal is considered to accord with policy BNE1 Chorley Local Plan 2012 – 2026 in respect of design matters.

Impact on neighbour amenity

19. Plot 1 would be sited adjacent to 392 Blackburn Road and 2no. dwellings have already been approved in this location previously. The proposed dwelling would be approximately 0.5 metres taller than the previously approved dwelling, and it not considered that the current scheme would give rise to adverse impacts on the residential amenity afforded to the occupiers of 392 Blackburn Road, over and above the extant permission .

20. Plot 4 would be situated adjacent to the ‘Annex’ of 378 Blackburn Road which has a rear facing window. The approved plans of this garage conversion do however, show a rear facing window which serves an open plan room which also benefits from an additional window with an outlook towards the garden. Development has already been approved in this location, and permitted development rights allow for a 2 metre high boundary to be erected immediately outside this window. Overshadowing is likely to occur to the garden of 378 in the morning, given the orientation, however, this is not considered to be significantly adverse to warrant refusal of the application, particularly given the existing permissions. The outlook from this property and other surrounding properties would also change considerably given the existing open nature of the site at the moment, however, adequate separation distances are achieved, and a larger scale residential development has already been approved on this site.

21. Adequate separation distances would be achieved between other neighbouring properties and it is not considered that the proposed development would give rise to significantly detrimental impacts on the residential amenity afforded to the occupiers of adjacent properties, by virtue of overlooking, loss of privacy, overshadowing or overbearing effects.

22. Future occupiers of the development would benefit from acceptable living conditions and separation between plots, and gardens would be of an adequate size to carry out day-to-day domestic activities.

23. The proposal is considered to accord with policy BNE1 of the Chorley Local Plan 2012 - 2026 in respect of amenity considerations. Agenda Page 96 Agenda Item 3c

Highway safety

24. Revised plans have been submitted since the application was originally submitted to address the objection initially raised by Lancashire County Council Highways in respect of the proposed access drawing and the parking provision. The proposal now demonstrates an acceptable access connecting to Blackburn Road, including footway along the internal road. Parking provision for each plot is provided in accordance with the Council’s standings of 3no spaces for a 4 plus bedroomed dwellinghouse.

25. A neighbouring objection has raised concerns in relation to highway safety impacts of the access and also displacement of parking for existing residents, however LCC Highways raise no objection to the proposal and confirm that it is acceptable. It should also be noted that permission has previously been granted for up to 8no. dwellings on this same site, including a further two at the front and, therefore, the traffic generated with the current development is likely to be significantly lower than the other approved schemes.

26. In the absence of any objection from LCC Highways, it is considered that the proposal is acceptable in highways safety terms and accords with policy BNE1 of the Chorley Local Plan 2012 - 2026 in respect of highway safety matters.

Trees

27. There are 4no. protected trees (TPOs) towards the front of the site and the proposed access and road would be located between the trees. An access in this location has already been approved previously under outline planning permission 16/00575/OUT with conditions controlling tree protection and final details of a 'no-dig' construction technique. The same tree report has been submitted within this planning application and the same principles apply. Suitable conditions would ensure the wellbeing of the existing trees are protected as part of the development and during construction.

Public open space

28. Policy HS4 of the Chorley Local Plan 2012 - 2026 requires public open space contributions for new dwellings to be provided in order to overcome the harm of developments being implemented without facilities being provided.

29. Until recently, National Planning Practice Guidance (NPPG) previously set out that planning obligations should not be sought from developments of 10 or less dwellings. Based on local circumstances, the Council, as the decision-maker, decided to only seek contributions towards provision for children/young people on developments of 10 dwellings or less. However, where no projects are identified with the catchment, the Council cannot secure any financial contributions.

30. Therefore, a public open space commuted sum is not requested for this scheme.

Sustainability

31. Policy 27 of the Core Strategy requires all new dwellings to be constructed to Level 4 of the Code for Sustainable Homes or Level 6 if they are commenced from 1st January 2016. It also requires sites of five or more dwellings to have either additional building fabric insulation measures or reduce the carbon dioxide emissions of predicted energy use by at least 15% through decentralised, renewable or low carbon energy sources. The 2015 Deregulation Bill received Royal Assent on Thursday 26th March 2015, which effectively removes Code for Sustainable Homes. The Bill does include transitional provisions which include:

“For the specific issue of energy performance, local planning authorities will continue to be able to set and apply policies in their Local Plans which require compliance with energy performance standards that exceed the energy requirements of Building Regulations until commencement of amendments to the Planning and Energy Act 2008 in the Deregulation Bill 2015. This is expected to happen alongside the introduction of zero carbon homes policy in Agenda Page 97 Agenda Item 3c

late 2016. The government has stated that, from then, the energy performance requirements in Building Regulations will be set at a level equivalent to the (outgoing) Code for Sustainable Homes Level 4. Until the amendment is commenced, we would expect local planning authorities to take this statement of the government’s intention into account in applying existing policies and not set conditions with requirements above a Code Level 4 equivalent.

Where there is an existing plan policy which references the Code for Sustainable Homes, authorities may continue to apply a requirement for a water efficiency standard equivalent to the new national technical standard, or in the case of energy a standard consistent with the policy set out in the earlier paragraph in this statement, concerning energy performance.”

32. Given this change, instead of meeting the code level, the dwelling should achieve a minimum dwelling emission rate of 19% above 2013 Building Regulations in accordance with the above provisions. This could be controlled by a condition.

Drainage

33. This would be controlled by way of condition.

Community Infrastructure Levy

34. The Chorley CIL Infrastructure Charging Schedule provides a specific amount for development. The CIL Charging Schedule was adopted on 16 July 2013 and charging commenced on 1 September 2013. The proposed development would be a chargeable development and the charge is subject to indexation in accordance with the Council’s Charging Schedule.

CONCLUSION

35. The application proposes an acceptable form of development, within a sustainable settlement location and would make a contribution to the Council’s Housing Land Supply. The Framework is clear that great weight should be afforded to these benefits. Highway matters have been satisfied through the submission of revised plans and the no other significant detrimental harm has been identified to warrant refusal of this application. The application is recommended for approval, subject to conditions.

RELEVANT HISTORY OF THE SITE

Ref: 14/00601/OUT Decision: PERFPP Decision Date: 27 March 2015 Description: Outline application (all matters reserved apart from access and layout) for two residential dwellings

Ref: 16/00575/OUT Decision: PEROPP Decision Date: 13 September 2018 Description: Outline application for the erection of 8 dwellings (with all matters reserved save for access and layout)

Ref: 18/00240/REM Decision: PERRES Decision Date: 20 July 2018 Description: Reserved matters application pursuant to outline planning permission 14/00601/OUT (Outline application (all matters reserved apart from access and layout) for two residential dwellings). Details of appearance, scale and landscaping to be considered

Ref: 19/00237/OUT Decision: PEROPP Decision Date: 13 May 2013 Description: Section 73 application to remove Condition 3 (affordable housing) attached to planning permission 16/00575/OUT (Outline application for the erection of 8 dwellings (with all matters reserved save for access and layout)

RELEVANT POLICIES: In accordance with s.38 (6) Planning and Compulsory Purchase Act (2004), the application is to be determined in accordance with the development plan (the Central Lancashire Core Strategy, the Adopted Chorley Local Plan 2012-2026 and adopted Agenda Page 98 Agenda Item 3c

Supplementary Planning Guidance), unless material considerations indicate otherwise. Consideration of the proposal has had regard to guidance contained within the National Planning Policy Framework (the Framework) and the development plan. The specific policies/ guidance considerations are contained within the body of the report.

Suggested conditions

36. To follow Agenda Page 99 Agenda Item 3c 386 Blackburn Road, PR6 8HS

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COMMITTEE REPORT REPORT OF MEETING DATE

Director (Customer and Planning Committee Date 11 August 2020 Digital)

ADDENDUM

ITEM 3c - 20/00116/FUL – Land Between 386 And 392 Blackburn Road Higher Wheelton

The recommendation remains as per the original report

The following conditions are recommended:

1. The proposed development must be begun not later than three years from the date of this permission.

Reason: Required to be imposed by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with the approved plans below:

Reason: For the avoidance of doubt and in the interests of proper planning Title Plan Ref Received On Road Layout and Access LW /20/04/040C 14 July 2020 REV C Single and Double Detached Garages LW /Garages 6 July 2020 20/01/080 Plot 3 Elevations LW /5BDH 6 July 2020 20/01/032a REV A Plot 3 - Ground, First and 2nd Floor Plan LW /5BDH 6 July 2020 20/01/031A REV A Plot 4 Elevations LW /5BDH 6 July 2020 20/01/042A REV A Plot 4 Ground, First and 2nd Floor Plan LW /5BDH 6 July 2020 20/01/041A REV A Plot 1 Elevations LW /4BDH 24 February 2020 20/01/062 Plot 1 Ground, First and 2nd Floor Plan LW /4BDH 24 February 2020 20/01/061 Plot 2 Elevations LW /4BDH 24 February 2020 20/01/052 Plot 2 Ground, First and 2nd Floor Plan LW /4BDH 24 February 2020 20/01/051 Location Plan 5 February 2020

Agenda Page 102 Agenda Item 3c

3. Prior to the commencement of the construction of any dwelling hereby permitted, the following details shall be submitted to and approved in writing by the Local Planning Authority: a) Details of the colour, form and texture of all external facing materials to the proposed dwellings b) Details of the colour, form and texture of all hard ground- surfacing materials. c) Location, design and materials of all fences, walls and other boundary treatments.

The development thereafter shall be completed in accordance with the approved details.

Prior to the first occupation of the dwelling hereby permitted all fences and walls shown in the approved details to bound its plot shall have been erected in conformity with the approved details.

Reason: In the interests of the visual amenities and character of the area and to provide reasonable standards of privacy to residents.

4. Prior to the commencement of the development hereby approved, including any site works, full details of tree protection measures shall be submitted to and approved in writing by the Local Planning Authority. This shall include a tree protection plan showing the Root Protection Zones of the existing trees, the approved site layout as shown on drawing LW/20/04/040C and areas of permanent ground protection measures. The trees shall be protected in accordance with the approved details at all times during construction and site works.

Reason: Such details have not been submitted as part of the application but are required to safeguard the wellbeing of the existing trees which are subject to Tree Preservation Orders and contribute Prior to the visual amenity of the area.

5. Prior to the commencement of the development hereby approved, including any site works, full details of a 'no-dig' construction technique, details of the method and routing of any services to be installed to serve the dwellings and details of a load bearing support system to form the access, car parking spaces and manoeuvring space, which is within the Root Protection Area of the protected trees shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in total accordance with the approved details.

Reason: Such details have not been submitted as part of the application but are required to safeguard the wellbeing of the existing trees which are subject to Tree Preservation Orders and contribute to the visual amenity of the area.

6. The development hereby permitted shall only be carried out in accordance with the recommendations set out in section 6 of the Arboricultural Report prepared by Treescapes Consultancy Ltd dated 02 May 2014 (Reference No. AH/ALA/220813), except where modified by any condition.

Reason: In the interests of safeguarding the existing trees which are subject to Tree Preservation Orders and contribute to the visual amenity of the area.

7. The ensuite window in the side facing (east) elevation of Plot 1 shall obscure glazed and permanently retained thereafter.

Reason: In the interests of the privacy of occupiers of neighbouring property.

Agenda Page 103 Agenda Item 3c

8. The landing windows in the side facing (north) elevation of Plot 4 shall obscure glazed and permanently retained thereafter.

Reason: In the interests of the privacy of occupiers of neighbouring property.

9. The development hereby permitted shall only be carried out in conformity with the proposed ground and building slab levels shown on the approved plan(s) or as may otherwise be agreed in writing with the Local Planning Authority before any development is first commenced.

Reason: To protect the appearance of the locality and in the interests of the amenities of local residents.

10. No development shall commence until a surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme must include: (i) An investigation of the hierarchy of drainage options in the National Planning Practice Guidance (or any subsequent amendment thereof). This investigation shall include evidence of an assessment of ground conditions and the potential for infiltration of surface water; (ii) A agreed restricted rate of discharge of surface water (if it is agreed that infiltration is discounted by the investigations); and (iii) A timetable for its implementation.

The approved scheme shall also be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards.

The development hereby permitted shall be carried out only in accordance with the approved drainage scheme.

Reason: To secure proper drainage and to manage the risk of flooding and pollution.

11. Foul and surface water shall be drained on separate systems.

Reason: To secure proper drainage and to manage the risk of flooding and pollution.

12. All new dwellings are required to achieve a minimum Dwelling Emission Rate of 19% above 2013 Building Regulations.

Reason: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However, as Policy 27 is an adopted Policy it is still possible to secure energy efficiency reduction as part of new residential schemes in the interests of minimising the environmental impact of the development.

13. Prior to the commencement of the development hereby permitted, details shall be submitted to and approved in writing by the Local Planning Authority demonstrating that each dwelling will meet the required Dwelling Emission Rate. The development thereafter shall be completed in accordance with the approved details.

Reason: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However. as Policy 27 is an adopted Policy it is still Agenda Page 104 Agenda Item 3c

possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development. This needs to be provided prior to the commencement so is can be assured that the design meets the required dwelling emission rate.

14. No dwelling hereby approved shall be occupied until a SAP assessment (Standard Assessment Procedure), or other alternative proof of compliance (which has been previously agreed in writing by the Local Planning Authority) such as an Energy Performance Certificate, has been submitted to and approved in writing by the Local Planning Authority demonstrating that the dwelling has achieved the required Dwelling Emission Rate.

Reason: Policy 27 of the Adopted Central Lancashire Core Strategy requires new dwellings to be built to Code for Sustainable Homes Level 4 however following the Deregulation Bill 2015 receiving Royal Ascent it is no longer possible to set conditions with requirements above a Code Level 4 equivalent. However, as Policy 27 is an adopted Policy it is still possible to secure energy efficiency reductions as part of new residential schemes in the interests of minimising the environmental impact of the development.

15. Prior to the commencement of the development hereby permitted, including any site works, a scheme for the construction of the site access and off-site works of highway improvement shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in full accordance with the approved scheme and shall be made available for use prior to occupation of any dwellinghouse hereby permitted.

Reason: To secure final details and in the interest of highways safety.

Agenda Page 105 Agenda Item 3c Item 3c

20/00116/FUL Agenda Page 106 Land Between 386 And 392, Higher Wheelton

Erection of 4no. detached dwellings, including

access to Blackburn Road Agenda Item 3c Location Plan Agenda Page 107 Agenda Item 3c Proposed Site Layout Agenda Page 108 Agenda Item 3c Previously approved layouts for comparison Agenda Page 109 Agenda Item 3c Plot 1 – frontage to Blackburn Road Agenda Page 110 Agenda Item 3c Plot 2 Agenda Page 111 Agenda Item 3c Plot 3 Agenda Page 112 Agenda Item 3c Plot 4 Agenda Page 113 Agenda Item 3c Blackburn Road Agenda Page 114 Agenda Item 3c Blackburn Road Agenda Page 115 Agenda Item 3c View from rear of site Agenda Page 116 Agenda Item 3c Agenda Page 117 Agenda Item 3d

APPLICATION REPORT – 20/00449/FULMAJ

Validation Date: 20 May 2020

Ward: Lostock

Type of Application: Major Full Planning

Proposal: Demolition of existing building and erection of new packing hall (with administration facilities) and new canopy over service yard

Location: Golden Acres Ltd Plocks Farm Liverpool Road Bretherton Leyland PR26 9AX

Case Officer: Mr Iain Crossland

Applicant: Mr Roger Bracewell, GA Pet Food Partners

Agent: Tom Hollick, BCA Landscape

Consultation expiry: 17 June 2020

Decision due by: 19 August 2020

RECOMMENDATION

1. It is recommended that the application is approved subject to conditions.

SITE DESCRIPTION

2. The application site is a major industrial site that is located in the Green Belt to the western extremity of the Borough. The site was originally an arable farm, but first diversified into the manufacture and distribution of dry extruded animal foods in 1992 using the farm’s crop production as its basis. Following on from this diversification, several planning applications were approved as the business grew. There are now a number of large industrial buildings across the site of utilitarian design. There are also large plant structures, and areas of hardstanding. The character of the surrounding area is largely open agricultural land with a distinctly flat topography, although the village of Tarleton is located to the west on the opposite side of the River Douglas. The application site comprises a clearly defined area of major development bound by the River Douglas to the west and A59 to the east.

DESCRIPTION OF PROPOSED DEVELOPMENT

3. This application seeks planning permission for the demolition of an existing building, comprising a packing hall, product store, offices and associated facilities, and erection of new packing hall with administration facilities, in addition to the construction of a new canopy over the existing service yard. These would be siting within the centre of the existing Golden Acres site.

4. The proposed packing hall would measure approximately 104m by 96m and would be provided across two floors for the most part, with a ridge height of 25.50m, whilst a third floor, in the central section, runs the full width of the building (on an approximate east-west axis) and would have a width of approximately 20m and ridge height of 28.6m. The building would be faced in Juniper Green Kingspan panelling, other than the section of elevation beneath the proposed canopy that would be white.

Agenda Page 118 Agenda Item 3d

5. The proposed canopy would be a mono pitched structure spanning the service yard area between the ingredients kitchen and the proposed packing hall. The canopy would have a maximum height of approximately 24m continuing the roof slope of the ingredients kitchen down to a height of approximately 17m and would cover an area of approximately 5,853 square metres. This would be faced in Juniper Green Kingspan panelling. It is noted that the canopy would be implemented in two phases.

APPLICANT’S CASE

6. Plocks Farm was originally an arable farm, in 1992 it diversified into the manufacture and distribution of dry extruded animal foods using crop production from the farmland as the basis. The business has been a tremendous success and now employs (as colleagues, agency workers and contractors) some 850 people having a turnover in excess of £144m, of which 44% is exported to 37 different countries including Russia and Japan.

7. This development has been formalised by over thirty separate planning applications to Chorley Council (CC). Since 2003 GA has worked to a 'Masterplan' strategy which relates to a ten-year period and shows all the envisaged requirements for that period: this ensures a comprehensive approach where clarity is provided for CC (as Planning Authority) about the whole site, as far into the future as is possible.

8. The 700 different types of extruded dry finished product is stored in 15,000 separate boxes held in the Larder. Each 1,400-litre box (with its own lid) holds approximately 600kg of extruded pet food kibble ready to be eaten by cats and dogs. The process needs to be flexible, to allow packing into a variety of pack sizes, with both different packaging and different products, and with constantly changing need of the end consumer: it is therefore important to be able to pack the products from bulk storage as close as possible to the point of sale, in order to reduce inventory. The construction of the recent Larder has provided the traceable finished product ready to be packed, and the proposed new Packing Hall will allow the product to be packed, placed on a pallet and prepared for transport to our Buckshaw Village Distribution Centre, where the individual bags are labelled and collated ready for dispatch across the world.

9. The stages of the process are as follows:- i) Transport from the Larder The boxes, known as BFCs (blue finished product container) are transported four at a time, onto an auto guided vehicle, known as a ‘Mule’. The Mule transports four full boxes from the Larder to the Packing Hall and returns four cleaned empty boxes from the Packing Hall to the Larder. ii) Transport to 5 Packing Lines The Mule, having entered the Packing Hall, unloads four BFCs. These four boxes are then transferred via conveyors and lifts to a high point in the building, in order to tip their contents into one of five packing lines or separate processing lines that allow the product to be inspected via X-ray, coated with a palatable ingredient, blended with other kibbles, or transferred into bulk flexible IBCs. iii) Packing Process The 1,400 litre box containing the 600kg of extruded kibble are unloaded. The contents are then screened to remove any fine dust, and the products are then weighed into small batches to meet the requirements: the product is then placed into a bag and sealed. The packaging is labelled with the required ‘best before’ date and then x-rayed to reveal any potential contaminants. Each individual bag has its own unique code applied to allow the customer to retrospectively track and trace the products process and all tests performed. The individual bags are check weighed and automatically palletised before being wrapped, labelled and prepared for transportation onto a HGV trailer. This trailer is then taken to the Buckshaw Village Distribution Centre. iv) Box Cleaning The emptied BFC is then sent for dry cleaning using compressed air; if on inspection the BFC is not sufficiently clean enough, the process allows it to be wet cleaned. After cleaning and sterilisation, each individual box is examined via a camera and if this still remains unclean, the box is returned for the process to be repeated. Agenda Page 119 Agenda Item 3d

v) Canteen and Training Room Facilities The construction of a new Packing Hall provides an opportunity to replace the existing canteen with a new facility and include changing rooms and training facilities in a two-storey arrangement.. The canteen and training rooms are shown on the plans attached and comprise a high-level walkway that will keep staff and visitors away from any potential dangers of moving machinery. The proposed canteen will provide the general facilities for the whole site and includes changing facilities, shower and sauna, in order to meet the needs of colleagues. vi) Visitor Attraction As GA’s target market comprises small independent pet shops from across the UK and Europe, it is important that they are encouraged to visit, where possible, and see how the food is made. The design allows for high level access to the Ingredients Kitchen (48), Packing Hall (6) and proposed Meat Kitchen(46). This access way will provide a means by which visitors can see and inspect the process and how GA is able to offer transparency and integrity, in order to create trust and confidence in the product.

10. The Canopy is an essential part of the production infrastructure, allowing the AGV’s to transfer raw materials and finished products from adjacent buildings into road transport vehicles whilst under cover: this allows the production to continue even in adverse weather (particularly snow and ice) and to protect the produce from damage.

REPRESENTATIONS

11. No comments have been received.

CONSULTATIONS

12. Environment Agency: Have no objection subject to condition.

13. Waste & Contaminated Land: Have confirmed that they have no comments to make.

14. Lead Local Flood Authority: No comments have been received.

15. United Utilities: Have no objection.

16. Bretherton Parish Council: Have confirmed that they have no comments to make.

PLANNING CONSIDERATIONS

Principle of development in the Green Belt 17. The application site is located in the Green Belt at Bretherton close to the western boundary of the Borough.

18. National guidance on Green Belt is contained in Chapter 13 of the National Planning Policy Framework (the Framework) which states:

133. The Government attaches great importance to Green Belts. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence.

134. Green Belt serves five purposes:

a) to check the unrestricted sprawl of large built-up areas; b) to prevent neighbouring towns merging into one another; c) to assist in safeguarding the countryside from encroachment; d) to preserve the setting and special character of historic towns; and e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

Agenda Page 120 Agenda Item 3d

143. Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.

144. When considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

145. A local planning authority should regard the construction of new buildings as inappropriate in Green Belt. Exceptions to this are:

a) buildings for agriculture and forestry; b) the provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotments; as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it; c) the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building; d) the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces; e) limited infilling in villages; f) limited affordable housing for local community needs under policies set out in the development plan (including policies for rural exception sites); and g) limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use (excluding temporary buildings), which would: ‒ not have a greater impact on the openness of the Green Belt than the existing development; or ‒ not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land and contribute to meeting an identified affordable housing need within the area of the local planning authority.

19. Bretherton is not specified as an area for growth within Core Strategy Policy 1 and falls to be considered as an ‘other place’. Criterion (f) of Core Strategy Policy 1 reads as follows: “In other places – smaller villages, substantially built up frontages and Major Developed Sites – development will typically be small scale and limited to appropriate infilling, conversion of buildings and proposals to meet local need, unless there are exceptional reasons for larger scale redevelopment schemes.”

20. Policy BNE5 of Chorley Local Plan 2012 – 2016 relates to previously developed land within the Green Belt and reflects guidance contained within the Framework as follows: The reuse, infilling or redevelopment of previously developed sites in the Green Belt, will be permitted providing the following criteria are met: In the case of re-use a) The proposal does not have a materially greater impact than the existing use on the openness of the Green Belt and the purposes of including land in it; b) The development respects the character of the landscape and has regard to the need to integrate the development with its surroundings, and will not be of significant detriment to features of historical or ecological importance. In the case of infill: c) The proposal does not lead to a major increase in the developed portion of the site, resulting in a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.

In the case of redevelopment: d) The appearance of the site as a whole is maintained or enhanced and that all proposals, including those for partial redevelopment, are put forward in the context of a comprehensive plan for the site as a whole.

21. Whilst the test for sites such as this relates to the impact on openness it is important to note that the Framework contains no specific definition of ‘openness’. It is acknowledged that the Agenda Page 121 Agenda Item 3d

site is a major developed site and as such comprises a significant amount of built form already. The proposed building and canopy would be viewed in the context of the existing buildings on the site, whilst the proposed packing building would replace an existing building on the same footprint.

22. The site is well contained and has purposefully been landscaped over time in order to create a dense woodland buffer to the periphery, which contains the development and conceals views of the site. It is also noted that planning permission for a pipe bridge was granted in May 2018 (18/00279/FUL), which would have the effect of screening the site from the west. The development would not increase the developed part of the site. In addition to this, views of the application site are limited by landscaping and other structures.

23. The proposed packing hall would replace an existing building in the same use at the centre of the site. It would cover the same footprint but would be a taller structure of greater volume. The building would remain lower in height by comparison with the ingredients kitchen to the north and would be positioned between this and existing buildings to the south. As such the proposed building would occupy a position in between large buildings that already exist and would replace an existing building in this position. Despite the increased building height the visual impact on openness would be limited by the positioning of the building within the site between buildings and in place of an existing building. In addition to this the proposed building would not be visually dominant from public view points due to its position within the centre of the site, peripheral landscaping and surrounding buildings and structures of scale.

24. There is a landscape buffer and fencing to the east of the site bound by the A59, such that views into the site are fleeting from the site entrance area only. To the west of the site from the canal towpath there is an embankment and landscape buffer that filters views effectively, whilst the proposed building would be set far enough into the site such that its visibility would be reduced. In addition to this it would be partially screened by other larger structures, whilst the parts that may be visible would be viewed at distance within the context of the existing large buildings. When taking all of these factors into account including the replacement of an existing building on the same footprint, position between existing large buildings within a major developed site and the limited visual impacts it is not considered that the proposed packing hall would have a greater impact on the openness of the Green Belt than the existing development.

25. The proposed canopy would effectively form an extension of the existing ingredients building and would fill the space occupied by the service yard between the packing hall and ingredients kitchen. Paragraph 145 of the Framework sets out that one exception to inappropriate development is the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building.

26. Whether the proposed extension would result in a disproportionate addition over and above the size of the original buildings is a subjective judgment. Objective criteria could include the volume of the existing buildings although it is important to note that the Framework does not include such an allowance or capacity test. The proposed canopy would form an extension of a significantly lesser volume by comparison to the building to which it would be attached. It would also be of a lesser height. As such the canopy is not considered to be disproportionate and would not, therefore, represent inappropriate development in the Green Belt.

27. In pulling these points together in considering the impact of the development as a whole, the Framework and Chorley Local Plan policy requires the decision maker to consider and make an assessment of whether the openness of the Green Belt is impacted or harmed by the proposal to a greater extent than openness has already been impacted as set out in policy BNE5 c) of the Chorley Local Plan 2012 - 2026. This is an open-textured assessment and there is no check list to be gone through but, where openness of the Green Belt is in issue, visual impact, as well as spatial impact, requires consideration, subject to a margin of appreciation.

Agenda Page 122 Agenda Item 3d

28. The proposed development is contained within an already well developed site and would not result in any encroachment, or sprawl and would not lead to the merging of built up area. As such there would be no harm to any of the purposes of including land in the Green Belt over and above the impact on openness that has already occurred from the presence of the existing development and would result in limited infilling that has no greater impact than the existing development.

29. In relation to the scale of development in an ‘other area’ as identified by policy 1(f) of the Central Lancashire Core Strategy the circumstances of the business on the site and its existing scale are such that any improvements to business processes or productivity can only be carried out at the existing site, which is an exceptional circumstance for major development on this specific site, which is already a major developed site.

30. As such it is considered that the proposed development would not, therefore, represent inappropriate development in the Green Belt and is compliant with policy 1(f) of the Central Lancashire Core Strategy.

31. It is noted that offices are included within the proposed development and are a main town centre use as identified by The Framework. Policy EP9 of the Chorley Local Plan 2012 - 2026 (Development in the edge of centre and out of centre locations) reinforces the guidance contained within the Framework, which seeks to ensure the vitality of town centres. Policy EP9 permits town centre uses outside of town and district centres within accessible locations, which do not harm the amenity of the area, and which do not detract from the function, vitality and viability of the town centre.

32. The application site is not an accessible one by walking or cycling although there is public transport via a bus route along the A59. The offices that serve the business are already located on site in in existing buildings, and the application seeks to replace these with an improved facility. As such the proposed development would have no impact on the vitality and viability of the town centre as the town centre is not a viable alternative in this instance and the proposal seeks to accommodate an existing office function rather than create a new one. It is clear that the site has evolved over time through the growth of the enterprise that is now a successful and important business employing a large number of local people. This proposal seeks to upgrade the existing business premises in a more efficient layout that would safeguard the future of the business on this site. There are also specific business reasons for keeping the commercial side of the business on site with the industrial operations. In this instance it is considered that the proposed development would not detract from the function, vitality and viability of the Local Centres, given that offices already function from the site. The impact of the proposal on the amenity of the adjacent area – criterion b) EP9 is addressed later in the report

33. In relation to policy EP3 of the Chorley Local Plan 2012 – 2026, which seeks to ensure appropriate standards of business development, the proposed development would be located within the centre of an existing large scale industrial site and would replace an existing building resulting in a reorganisation of the existing functions already carried out at the site. As such the development would be in general compliance with this policy. Matters of character and the impact on amenity are considered below.

Impact on the character of the area 34. The proposed development would be well contained within the centre of the existing industrial site, which is well established. The proposed packing hall would be a large structure of a functional design clad in juniper green composite cladding. It would be of similar design and scale to other buildings on the site and would be commensurate with the scale of the site and existing buildings. It would replace an existing building on the same footprint and would be largely screened by other structures. Where any views would be possible, they would be filtered by an effective landscape buffer that has been developed around the periphery of the site, and any possible views would be from distance, viewed within the context of existing buildings.

Agenda Page 123 Agenda Item 3d

35. The proposed canopy structure would be of a functional mono pitched design and would span the space over the service yard between the existing ingredients kitchen and the proposed packing hall. Given its position within the site it would not be visible from public views and would be commensurate in the context of existing structures and the scale of the site.

36. Comprehensive planting works to provide a woodland structure for the site have been carried out generally in advance of the various phases of development that have already occurred, with the first areas being established in 2004-05 using mass planting of whips and transplants. The subsequent management has been guided by an Ecological Management Plan, prepared by Pennine Ecological and BCA Landscape and reviewed every two years. The planting has matured over the past 16 years to form continuous woodland belts and copses around the periphery of the site.

37. The appearance of the proposed building and canopy would be appropriate for an industrial scale development of this nature, and the use of composite cladding, in juniper green colour to match the adjacent buildings would help them to blend in. Furthermore, the site is framed within a well established and well managed landscape buffer around the perimeter of the site. Overall, the impact on the character of the wider area would be limited in the context of the existing development.

Impact on neighbour amenity 38. The application site is some distance from residential dwellings (at least 200m), such that there would be no impact from the physical presence of the proposed building and canopy themselves. Operational noise and odours would not be impacted upon as a result of the proposed development, as the proposed structures do not relate to the food production elements of the business but rather the packing and distribution processes, which already occur on this part of the site.

Flood risk 39. The application site itself does not fall within Flood Zones 2 or 3, however, it is noted that the wider industrial site in which the application site is located falls within Flood Zones 2 and 3. In this instance the proposed development would not extend the developed part of the site and would replace an existing building with a new building on the same footprint, whilst the proposed canopy would provide cover over an existing concrete apron. The development would have the same level of flood resilience as the current development on the site, whilst the level of flood risk would not be increased by the development, given that it would not increase the area of hard surfacing. The proposed building would also be developed to improved building regulations in comparison with the existing building with regard to providing safe access and escape routes. There is no sequentially preferable site given that the development is specific to the current business located on an already major developed site and is effectively an upgrade of an existing facility.

Highway safety 40. The site has an established access and egress system with HGVs and visitors entering using the easterly access to the site. It is not proposed that this arrangement would be altered. The erection of the packing building on the site in replacement of existing packing and office buildings is unlikely to alter the operations of the business to such an extent that there would be any material impact on highway capacity over and above the existing situation. The canopy would cover an already existing service yard, and would not increase capacity, but is designed to improve existing operations. It is, therefore, considered that the proposed development would not have a significant impact on highway safety, capacity or amenity in the immediate vicinity of the site over and above the existing situation.

Employment skills provision 41. The Central Lancashire Employment Skills Supplementary Planning Document (SPD) was adopted in September 2017. The SPD introduces Employment Skills Statements and provides clarity as to how this requirement relates to the relevant policies set out in the Core Strategy and Local Plan as well as the guidance set out in the Framework. The SPD goes on to state that one of Central Lancashire’s priorities is to encourage economic growth within Agenda Page 124 Agenda Item 3d

Central Lancashire that benefits the people and businesses in the three boroughs. The SPD seeks to;

 Increase employment opportunities by helping local businesses to improve, grow and take on more staff  help businesses to find suitable staff and suppliers, especially local ones  improve the skills of local people to enable them to take advantage of the resulting employment opportunities  help businesses already located in Central Lancashire to grow and attract new businesses into the area

42. The SPD requires development over certain thresholds to be accompanied by an Employment and Skills Statement to ensure the right skills and employment opportunities are provided at the right time. This is to the benefit of both the developer and local population and covers the following areas:

 Creation of apprenticeships/new entrants/graduates/traineeships  Recruitment through Job Hub and Jobcentre plus and other local employment vehicles.  Work trials and interview guarantees  Vocational training (NVQ)  Work experience (14-16 years, 16-19 years and 19+ years) (5 working days minimum)  Links with schools, colleges and university  Use of local suppliers  Supervisor Training  Management and Leadership Training  In house training schemes  Construction Skills Certification Scheme (CSCS) Cards  Support with transport, childcare and work equipment  Community based projects

43. A condition is recommended requiring an employment and skills plan.

CONCLUSION

44. The proposed development does not represent inappropriate development in the Green Belt. The proposal would support the efficiency of the existing business without causing harm to the character of the area. There would be no neighbour amenity impact over and above the impacts form the existing development. The proposed development is, therefore, considered to be acceptable and as such is recommended for approval.

RELEVANT HISTORY OF THE SITE

Ref: 94/00968/FUL Decision: PERFPP Decision Date: 15 March 1995 Description: Erection of General Purpose Agricultural Building

Ref: 94/00969/FUL Decision: PERFPP Decision Date: 15 March 1995 Description: Extension to existing building housing Extrusion Plant to accommodate Bio Filter Plant

Ref: 95/00279/FUL Decision: PERFPP Decision Date: 6 June 1995 Description: Alteration of existing roofline to accommodate mixing bin

Ref: 96/00044/FUL Decision: PERFPP Decision Date: 1 May 1996 Description: Widening of the existing driveway and improvements to the access

Ref: 96/00320/FUL Decision: PERFPP Decision Date: 28 August 1996 Description: Extension of existing mill building over existing yard area incorporating raising of roof height

Agenda Page 125 Agenda Item 3d

Ref: 99/00132/FUL Decision: PERFPP Decision Date: 7 July 1999 Description: Demolition of outbuildings, construction of bin storage building together with canteen shower block, garage, stables and stores

Ref: 03/00528/FULMAJ Decision: PERFPP Decision Date: 26 September 2003 Description: Extension to buildings to form produce store, tractor store, administrative and staff accommodation, raw materials store, new entrance control, landscaping and waste water treatment area

Ref: 07/00843/FUL Decision: PERFPP Decision Date: 5 October 2007 Description: Proposed installation of a sprinkler tank and associated pump house

Ref: 08/00364/FUL Decision: PERFPP Decision Date: 15 August 2008 Description: Installation of fan house, three activated carbon filters and flue to control odour emissions at Plocks Farm

Ref: 09/00078/SCE Decision: RESCEZ Decision Date: 23 February 2009 Description: EIA Screening Opinion for Plocks Farm, Liverpool Road, Bretherton

Ref: 09/00236/SCOPE Decision: PESCOZ Decision Date: 23 April 2009 Description: Scoping Opinion for the Environmental Impact Assessment at Plock farm, Liverpool Road, Bretherton

Ref: 09/00738/FULMAJ Decision: PERFPP Decision Date: 25 March 2010 Description: Extensions and alterations to pet food manufacturing facility including an automated finished product store (AFPS); upgraded and new extrusion process lines including a sunken mill; raw material storage; odour abatement (a roofed pine bark based biological filter system including venting chimneys, one 30 metres high); waste water treatment; additional capacity of waste recovery and recycling facilities; landscaping including earth excavation and mounding; related infrastructure

Ref: 10/00647/FUL Decision: PERFPP Decision Date: 13 October 2010 Description: Relocation of plant to treat waste water from dry pet food production process

Ref: 10/01054/DIS Decision: PEDISZ Decision Date: 12 January 2011 Description: Application to discharge conditions no. 5 and 6 of planning permission 10/00647/FUL

Ref: 10/01080/MNMA Decision: PEMMAZ Decision Date: 6 January 2011 Description: Application for minor Non Amendment to planning application 10/00647/FUL for the relocation of plant to treat waste water (Effluent Treatment Plant)

Ref: 12/00032/FUL Decision: PERFPP Decision Date: 12 March 2012 Description: Change of use from residential (C3) use to mixed residential (C3) use and office (B1) use

Ref: 12/00450/DIS Decision: PEDISZ Decision Date: 21 June 2012 Description: Application to discharge condition 14 of planning approval 09/00738/FULMAJ (odour assessment)

Ref: 12/00644/FUL Decision: WDN Decision Date: 20 November 2012 Description: Substitute revised drawings for those noted as 'Approved Plans', to reflect changes made to the buildings to address operational requirements. For summary details please refer also to Supporting Statement (dated 22 June 2012) attached

Ref: 12/01118/FUL Decision: PERFPP Decision Date: 16 January 2013 Description: Construction of a new Energy Centre and Fan House, part retrospective application for amendment to previously approved plans (under permission ref: 09/00738/FULMAJ), to allow the building to be higher than the detail approved by the Masterplan to allow the filter bags (which remove airborne dust) to be removed from within the Agenda Page 126 Agenda Item 3d

building, and to accommodate acoustic protection. The Fan House part of the building was required to comply with condition 14 of the 2009 permission

Ref: 13/00472/FUL Decision: PERFPP Decision Date: 2 August 2013 Description: Construction of service yard - in situ concrete surfacing to existing stone area, plus structures to allow unloading and cleaning of silos which deliver raw materials to Plocks Farm

Ref: 14/00049/FUL Decision: PERFPP Decision Date: 30 April 2014 Description: Construction of an acoustic enclosure building over an air extraction system

Ref: 14/00581/FUL Decision: PERFPP Decision Date: 30 July 2014 Description: Construction of building for use as engineering workshop and formation of concrete hardstanding

Ref: 5/5/09592 Decision: PERFPP Decision Date: 1 May 1973 Description: Stock Yard

Ref: 15/00416/SCOPE Decision:PESCOZ Decision Date: 27 May 2015 Description: Scoping Opinion for the Environmental Statement, pursuant to Regulation 13 of the Town And Country Planning (Environmental Impact Assessment) (Amendment) Regulations 2015), associated with the production complex at Plocks Farm, Bretherton.

Ref: 15/00888/FULMAJ Decision: PERFPP Decision Date: 4 January 2016 Description: Erection of buildings, engineering operations and related development, all within the curtilage of the existing Class B2 production complex, to create: larder (finished product), ingredients kitchen, meat kitchen, fridge, combined heat and power plant (CHP), water storage tanks, odour abatement plant comprising wet scrubber and bio bed anaerobic digestion plant, offices and car park, River Douglas embankment repairs and 5m high acoustic fencing within the complex

Ref: 15/01190/FUL Decision: PERFPP Decision Date: 1 February 2016 Description: Formation of earth mounding to facilitate additional planting.

Ref: 16/00159/DIS Decision: PEDISZ Decision Date: 9 May 2016 Description: Application to discharge conditions 4 (phasing), 5 (external facing materials), 6 (levels), 7 (landscaping), 8 (Habitat Creation and Management Plan), 10 (Construction Method Statement), 11 (archaeological investigation), 12 (lighting), 13 (surface water drainage), 14 (sustainable drainage), 16 (surface water), 17 (attenuation tanks), 18 (travel plan), 20 (noise monitoring), 28 (flood defence works), 29 (bat roosts) and 32 (odour control) attached to planning approval 15/00888/FULMAJ

Ref: 16/00723/MNMA Decision: PEMNMZ Decision Date: 16 September 2016 Description: Minor non-material amendment to planning approval 15/00888/FULMAJ to extend the loading bay area and canopy, erect fire escape shaft, addition of water harvesting tank, alterations to wet scrubber room layout and amendments to ingredients kitchen roof

Ref: 17/00829/FULMAJ Decision: PERFPP Decision Date: 20 November 2017 Description: Section 73 application to vary conditions 3 (approved plans), 4 (phasing plan) and 7 (landscaping works) attached to planning approval 15/00888/FULMAJ to alter the position and form of the previously approved recycling building, pallet store, biobed and scrubber building and pre-extrusion building

Ref: 18/00162/FULMAJ Decision: PERFPP Decision Date: 25 May 2018 Description: Section 73 application to vary condition 2 (approved plans) attached to planning approval 17/00829/FULMAJ to alter the details and siting of the recycling building

Ref: 18/00279/FUL Decision: PERFPP Decision Date: 17 May 2018 Description: Erection of structure to carry service infrastructure and pipe work Agenda Page 127 Agenda Item 3d

Ref: 18/00922/FUL Decision: PERFPP Decision Date: 3 December 2018 Description: Construction of 'penthouse' features to provide weatherproof cover to plant and equipment at three individual locations at roof level

Ref: 20/00295/FUL Decision: PERFPP Decision Date: 9 June 2020 Description: Extension of water treatment works comprising an effluent treatment plant extension, installation of new water storage tanks and erection of associated buildings: erection of screw press building: and erection of new workshop building and extension to existing workshop building

Ref: 20/00500/FUL Decision: PERFPP Decision Date: 24 July 2020 Description: Erection of 4m high acoustic fence and construction of storage yard, containing temporary fridge trailers for storage of meat product (retrospective)

RELEVANT POLICIES: In accordance with s.38 (6) Planning and Compulsory Purchase Act (2004), the application is to be determined in accordance with the development plan (the Central Lancashire Core Strategy, the Adopted Chorley Local Plan 2012-2026 and adopted Supplementary Planning Guidance), unless material considerations indicate otherwise. Consideration of the proposal has had regard to guidance contained within the National Planning Policy Framework (the Framework) and the development plan. The specific policies/ guidance considerations are contained within the body of the report.

Suggested conditions

No. Condition 1. The proposed development must be begun not later than three years from the date of this permission.

Reason: Required to be imposed by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The external facing materials, detailed on the approved plans, shall be used and no others substituted unless alternatives are first submitted to and agreed in writing by the Local Planning Authority, when the development shall then be carried out in accordance with the alternatives approved.

Reason: To ensure that the materials used are visually appropriate to the locality.

3. The development hereby permitted shall be carried out in accordance with the following approved plans:

Title Drawing Reference Received date TBC

Reason: For the avoidance of doubt and in the interests of proper planning.

4. No development hereby approved shall commence until a remediation strategy to deal with the risks associated with contamination of the site in respect of the development hereby permitted, has been submitted to, and approved in writing by, the local planning authority. This strategy must include the following components:

1. A preliminary risk assessment which has identified: • all previous uses • potential contaminants associated with those uses • a conceptual model of the site indicating sources, pathways and receptors • potentially unacceptable risks arising from contamination at the site

2. A site investigation scheme, based on (1) to provide information for a Agenda Page 128 Agenda Item 3d

detailed assessment of the risk to all receptors that may be affected, including those off-site.

3. The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components shall require the written consent of the local planning authority. The development shall thereafter be implemented in accordance with the approved remediation strategy.

Reasons: 1) To ensure that the development does not contribute to, and is not put at unacceptable risk from, or adversely affected by, unacceptable levels of water pollution in line with paragraph 170 of the National Planning Policy Framework. 2) To prevent deterioration of a water quality element to a lower status class in the River Douglas.

5. No development, other than demolition, shall commence until an Employment and Skills Plan that is tailored to the development and will set out the employment skills opportunities for the construction phase of the development has been submitted to and approved by the council as Local Planning Authority (unless otherwise agreed in writing by the council). The development shall be carried out in accordance with the Employment and Skills Plan (in the interests of delivering local employment and skills training opportunities in accordance with Core Strategy Policy 15: Skills and Economic Inclusion).

Reason: In the interests of delivering local employment and skills training opportunities as per the Central Lancashire Core Strategy Policy 15: Skills and Economic Inclusion and the Central Lancashire Employment Skills Supplementary Planning Document September 2017. No Employment and Skills Plan was submitted with the application.

0m PLANNING APPLICATION BOUNDARY KEY PLANNING APPLICATION BOUNDARY 50m 100m

Footpath

LEEDS AND LIVERPOOL CANAL LIVERPOOL AND LEEDS

EMBANKMENT

EMBANKMENT

Access

P MIN. 8M MIN. APPLICATION SITE 01 Project ref: 14.505.14

19 OLD HALL STREET LIVERPOOL PLOCKS FARM, BRETHERTON L3 9JQ

TELEPHONE +44 (0)151 242 6161

FACSIMILE +44 (0)151 236 4467 GA PET FOOD PARTNERS LTD

[email protected] Agenda Page 129 Page Agenda

www.bcalandscape.co.uk PROPOSED NEW PACKING HALL AND CANOPY

Agenda Item 3d Item Agenda MAY 2020 This page is intentionally left blank Agenda Page 131 Agenda Item 3d

COMMITTEE REPORT REPORT OF MEETING DATE

Director (Customer and Planning Committee Date 11 August 2020 Digital)

ADDENDUM ITEM 3d - 20/00449/FULMAJ – Golden Acres Ltd, Plocks Farm, Liverpool Road, Bretherton

The recommendation remains as per the original report

The following consultee responses have been received:

Lancashire County Council Lead Local Flood Authority have made the following comments:

The Lead Local Flood Authority has no objection to the proposed development subject to the inclusion of the following conditions, in consultation with the Lead Local Flood Authority:

Condition 1 - Final Sustainable Drainage scheme to be submitted No development hereby permitted shall be occupied until final details of the design, based on sustainable drainage principles, and implementation of an appropriate surface water sustainable drainage scheme have been submitted to and approved in writing by the local planning authority and LLFA.

Those details shall include: a) Final sustainable drainage layout plan appropriately labelled to include all pipe/structure references, dimensions, design levels, finished floor levels in AOD with adjacent ground levels. b) The drainage scheme should demonstrate that the surface water run-off and volume shall not exceed the pre-development runoff rate. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. c) Sustainable drainage flow calculations (1 in 1, 1 in 30 and 1 in 100 + climate change), with allowance for urban creep. d) Plan identifying areas contributing to the drainage network e) A plan to show overland flow routes and flood water exceedance routes and flood extents. f) Measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters, including watercourses g) Evidence of an assessment of the site conditions to include site investigation and test results to confirm infiltrations rates; h) Details of an appropriate management and maintenance plan for the sustainable drainage system for the lifetime of the development. This shall include arrangements for adoption by an appropriate public body or statutory undertaker or management and maintenance by a Management Company and any means of access for maintenance and easements, where applicable.

The scheme shall be implemented in accordance with the approved details prior to first occupation of any of the approved dwellings, or completion of the development, Agenda Page 132 Agenda Item 3d

whichever is the sooner. Thereafter the drainage system shall be retained, managed and maintained in accordance with the approved details.

Reasons 1. To ensure that the final drainage designs are appropriate following detailed design investigation. 2. To ensure that the proposed development can be adequately drained. 3. To ensure that there is no flood risk on or off the site resulting from the proposed development 4. To reduce the flood risk to the development as a result of inadequate maintenance 5. To identify the responsible organisation/body/company/undertaker for the sustainable drainage system.

Condition 2 – Flood Risk Assessment to be submitted No development hereby permitted shall commence until a final, updated and site specific flood risk assessment (FRA) has been submitted to and approved in writing by the local planning authority and LLFA.

Reason A FRA is vital if the local planning authority is to make informed planning decisions. In the absence of an accurate and up-to-date FRA, the flood risks resulting from the proposed development are unknown. While the application lies within Flood Zone 1, defined by the Planning Practice Guidance as having a low probability of flooding, the proposed scale of development may present risks of flooding on-site and/or offsite if surface water run-off is not effectively managed. Footnote 50 of Paragraph 163 of the NPPF requires applicants for planning permission to submit a site-specific FRA when development on this scale is proposed in such locations.

The FRA submitted with the application is dated October 2015. Since this FRA was carried out several major flooding incidents have occurred which have affected our understanding and modelling of both the catchment and wider flood risk in general. The applicant is required to produce an updated FRA that demonstrates that the development will not increase risk elsewhere and where possible reduces flood risk overall, in line with current data, modelling and policy as established in the National Planning Policy Framework (NPPF).

The following condition has been amended to include the approved plans:

The development hereby permitted shall be carried out in accordance with the following approved plans:

Title Drawing Received Reference date Location plan 14.505.14-01 20 May 2020 Phase 1 canopy layout and 2019-002-A03 A 20 May 2020 elevations Proposed packaging hall and 2019-002-A04 20 May 2020 phase 2 canopy layout Proposed packaging hall and 2019-002-A05 20 May 2020 canopy elevations Proposed packaging hall and 2019-002-A06 20 May 2020 phase 2 canopy – plan areas Agenda Page 133 Agenda Item 3d

Packaging hall – front sections GAP-2019-MAN- 20 May 2020 PAC-1200 Packaging hall – side sections GAP-2019-MAN- 20 May 2020 PAC-1200 Packaging hall ground floor GAP-2019-MAN- 20 May 2020 PAC-1200 Packaging hall second floor GAP-2019-MAN- 20 May 2020 PAC-1200 Packaging hall third floor GAP-2019-MAN- 20 May 2020 PAC-1200 Proposed floor plans 3800-19-01 D 20 May 2020

Reason: For the avoidance of doubt and in the interests of proper planning.

The following conditions are recommended for inclusion:

1. No development hereby permitted, other than demolition, shall be occupied until final details of the design, based on sustainable drainage principles, and implementation of an appropriate surface water sustainable drainage scheme have been submitted to and approved in writing by the local planning authority and LLFA.

Those details shall include: a) Final sustainable drainage layout plan appropriately labelled to include all pipe/structure references, dimensions, design levels, finished floor levels in AOD with adjacent ground levels. b) The drainage scheme should demonstrate that the surface water run-off and volume shall not exceed the pre-development runoff rate. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. c) Sustainable drainage flow calculations (1 in 1, 1 in 30 and 1 in 100 + climate change), with allowance for urban creep. d) Plan identifying areas contributing to the drainage network e) A plan to show overland flow routes and flood water exceedance routes and flood extents. f) Measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters, including watercourses g) Evidence of an assessment of the site conditions to include site investigation and test results to confirm infiltrations rates; h) Details of an appropriate management and maintenance plan for the sustainable drainage system for the lifetime of the development. This shall include arrangements for adoption by an appropriate public body or statutory undertaker or management and maintenance by a Management Company and any means of access for maintenance and easements, where applicable.

The scheme shall be implemented in accordance with the approved details prior to first occupation of any of the approved dwellings, or completion of the development, whichever is the sooner. Thereafter the drainage system shall be retained, managed and maintained in accordance with the approved details.

Reasons 1. To ensure that the final drainage designs are appropriate following detailed design investigation. 2. To ensure that the proposed development can be adequately drained. 3. To ensure that there is no flood risk on or off the site resulting from the proposed Agenda Page 134 Agenda Item 3d

development 4. To reduce the flood risk to the development as a result of inadequate maintenance 5. To identify the responsible organisation/body/company/undertaker for the sustainable drainage system.

2. No development hereby permitted, other than demolition, shall commence until a final, updated and site specific flood risk assessment (FRA) has been submitted to and approved in writing by the local planning authority in consultation with the LLFA.

Reason The FRA submitted with the application is dated October 2015. Since this FRA was carried out several major flooding incidents have occurred which have affected the modelling of both the catchment and wider flood risk in general. The applicant is required to produce an updated FRA that demonstrates that the development will not increase risk elsewhere and where possible reduces flood risk overall, in line with current data, modelling and policy as established in the National Planning Policy Framework (NPPF).

Agenda Page 135 Agenda Item 3d Item 3d

20/00449/FULMAJ Agenda Page 136 Demolition of existing building and erection of new packing hall (with administration facilities) and new canopy over service yard Agenda Item 3d

Golden Acres Ltd, Plocks Farm, Liverpool Road, Bretherton Location plan Agenda Page 137 Agenda Item 3d Aerial Photo Agenda Page 138 Agenda Item 3d

Application site Site plan Agenda Page 139 Agenda Item 3d Existing layout Agenda Page 140 Agenda Item 3d Proposed layout plan Agenda Page 141 Agenda Item 3d Existing elevations Agenda Page 142 Agenda Item 3d Proposed elevations Agenda Page 143 Agenda Item 3d Site photo Agenda Page 144 Agenda Item 3d Site photo Agenda Page 145 Agenda Item 3d Site photo Agenda Page 146 Agenda Item 3d Site photo Agenda Page 147 Agenda Item 3d Site entrance Agenda Page 148 Agenda Item 3d View from canal at Tarleton Agenda Page 149 Agenda Item 3d This page is intentionally left blank Agenda Page 151 Agenda Item 3e

APPLICATION REPORT – 20/00601/FULHH

Validation Date: 19 June 2020

Ward: Eccleston And Mawdesley

Type of Application: Householder Application

Proposal: Single storey side extension

Location: Roselands Tincklers Lane Eccleston Chorley PR7 5QX

Case Officer: Eleanor McCleary

Applicant: Mrs Val Caunce

Agent: Mr Martin Boardman, MWBRESIDENCE LIMITED

Consultation expiry: 23 July 2020

Decision due by: 14 August 2020

RECOMMENDATION

1. It is recommended that planning permission is granted subject to conditions. Members are asked to note that this application is required to be reported to Planning Committee as the property is applicant is Councillor Val Caunce.

SITE DESCRIPTION

2. The application site is located in the Green Belt on Tincklers Lane, Eccleston. The existing property is a detached dwellinghouse set within a large garden that was granted planning permission in 1999 (ref: 99/00113/FUL) subject to the removal of permitted development rights.

DESCRIPTION OF PROPOSED DEVELOPMENT

3. The application seeks planning permission for a single storey side extension.

REPRESENTATIONS

4. No representations have been received.

CONSULTATIONS

5. Eccleston Parish Council – No comments have been received.

PLANNING CONSIDERATIONS

Principle of development in the Green Belt

6. The National Planning Policy Framework (The Framework) states that there is a general presumption against inappropriate development in the Green Belt and advises that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. It also states that local authorities Agenda Page 152 Agenda Item 3e

should regard the construction of new buildings as inappropriate in the Green Belt; exceptions include the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building.

7. The Central Lancashire Rural Development SPD states that proposals for extensions to dwellings in the Green Belt which have an increase of over 50% of the volume of the original building that stood in 1948, will be considered inappropriate.

8. Policy HS5 of the Chorley Local Plan 2012-2026 states that permission will be granted for the extension of dwellings in the Green Belt provided that the proposed extension does not result in a disproportionate increase in the volume of the original dwelling. Increases of up to 50% (volume) are not considered disproportionate.

9. The volume increase which would occur as a result of the proposed development would be less than 50% of the volume of the original dwelling. As this is the case, it is not considered that the proposed development would result in disproportionate additions over and above the size of the original building. The proposed development is, therefore, considered acceptable in principle.

Design and impact on the dwelling and streetscene

10. Policy HS5 of the Chorley Local Plan 2012 – 2026 stipulates that the proposed extension respects the existing house and the surrounding buildings in terms of scale, size, design and facing materials, without innovative and original design features being stifled.

11. The Householder Design Guidance SPD requires that extensions are subservient to the existing dwelling and respect the scale, character, proportions of the existing dwelling and surrounding area. In particular, it states that in order to avoid terracing, side extensions should leave a reasonable gap (at least 1m) between an extension and the boundary with the adjacent property, or incorporate in some circumstances a substantial set back from the front elevation which creates a clear visual break between properties.

12. The proposed extension would be a subservient addition to the dwellinghouse and would be built-in materials to match the existing property. It would be set back from the front elevation and there would be no resultant terracing effect. Whilst the proposed extension would be visible within the streetscene, trees and vegetation would filter views from public vantage points.

Impact on the amenity of neighbouring occupiers

13. Policy HS5 of the Chorley Local Plan 2012 – 2026 states that there should be no unacceptable adverse effect on the amenity of neighbouring properties through overlooking, loss of privacy or reduction of daylight.

17. The Householder Design Guidance SPD seeks to ensure that property extensions have a satisfactory relationship with existing neighbouring buildings, do not have overbearing impacts on adjacent properties and amenity areas and do not lead to the excessive loss of daylight or overshadowing of habitable rooms and amenity spaces of adjacent properties. Furthermore, it asserts that extensions should be located, and windows orientated, to prevent direct overlooking of habitable rooms or private amenity space that belongs to nearby properties.

18. Given the separation distance to the nearest neighbour, Tincklers House, and the scale of the proposal, it is considered, therefore, that the proposed extension would not have an unacceptable adverse impact on the amenity of neighbouring occupiers.

19. It is also noted that no neighbour representations have been received.

Agenda Page 153 Agenda Item 3e

CONCLUSION

20. The proposed development is not inappropriate development in the Green Belt and would not have an unacceptable adverse impact on the character and appearance of the existing site or the surrounding area, nor would it cause any significant harm to the amenity of neighbouring residents. It is, therefore, considered that the development accords with the National Planning Policy Framework, policy HS5 of the Chorley Local Plan 2012 – 2026, the Central Lancashire Rural Development SPD and the Householder Design Guidance SPD. Consequently, it is recommended that the application is approved.

RELEVANT HISTORY OF THE SITE

Ref: 89/00654/FUL Decision: PERFPP Decision Date: 5 September 1989 Description: First floor extension to existing bungalow and two storey side and rear extensions

Ref: 92/00884/FUL Decision: PERFPP Decision Date: 9 February 1993 Description: Erection of agricultural building for lambing and hay and general storage

Ref: 95/00431/FUL Decision: PERFPP Decision Date: 2 August 1995 Description: Erection of detached storage building for use as lambing shed, hay and general storage

Ref: 99/00113/FUL Decision: PERFPP Decision Date: 28 April 1999 Description: Demolition and replacement of existing dwelling

Ref: 00/00065/FUL Decision: WDN Decision Date: 12 May 2000 Description: Temporary siting of four caravans, canopy and use of barn (12 months) during demolition and rebuild of house

Ref: 04/00701/FUL Decision: PERFPP Decision Date: 29 July 2004 Description: Erection of garden wall and alteration to previously permitted carport

Ref: 14/00426/FUL Decision: PERFPP Decision Date: 4 September 2014 Description: Erection of single storey side extension to dwelling

Ref: 20/00250/CLPUD Decision: REFPUD Decision Date: 1 May 2020 Description: Application for a certificate of lawfulness for a proposed single storey side extension

RELEVANT POLICIES: In accordance with s.38 (6) Planning and Compulsory Purchase Act (2004), the application is to be determined in accordance with the development plan (the Central Lancashire Core Strategy, the Adopted Chorley Local Plan 2012-2026 and adopted Supplementary Planning Guidance), unless material considerations indicate otherwise. Consideration of the proposal has had regard to guidance contained within the National Planning Policy Framework (the Framework) and the development plan. The specific policies/ guidance considerations are contained within the body of the report.

Suggested conditions:

1. The development hereby permitted shall be carried out in accordance with the approved plans below:

Title Plan Ref Received On Location Plan 005 19 June 2020 Proposed Extension 006 19 June 2020 Proposal C 003C 19 June 2020

Reason: For the avoidance of doubt and in the interests of proper planning.

Agenda Page 154 Agenda Item 3e

2. All external facing materials of the development hereby permitted shall match in colour, form and texture to those specified on the application form submitted 19 June 2020, and no others substituted unless alternatives are first submitted to and agreed in writing by the Local Planning Authority, when the development shall then be carried out in accordance with the alternatives approved.

Reason: In the interests of the visual amenity of the area in general and the existing building in particular.

3. The proposed development must be begun not later than three years from the date of this permission.

Reason: Required to be imposed by Section 51 of the Planning and Compulsory Purchase Act 2004.

NOTES: This drawing is meant for design intent only. This drawing should not be scaled from. All dimension are to be checked and confirmed by the contractors prior to construction. mwbResidence accepts no responsibility for construction.

Tincklers Ln Agenda Page 155

Doctors Ln

Tincklers Ln

P01 INITIAL ISSUE REVISION NOTES Agenda Item 3e

www.mwbresidence.com Office Number: 01704 634372 Project No: 214 Client: Mrs V Caunce Project Address: ROSELAND COTTAGE, TINKLERS LANE ECCLESTON, PR7 5QX Date: 04.10.19 Drawing Title: LOCATION PLAN 1:2500 scale Scale: 1:2500 @ A3

Drawn by: Checked by: Status: Drawing No: PRELIMINARY 0m 20m 40m 60m 80m 100m 150m 200m 250m 005 MTL MWB This page is intentionally left blank Item 3e

20/00601/FULHH – Single storey side

extension Agenda Page 157

Roselands

Tincklers Lane Agenda Item 3e Eccleston Chorley PR7 5QX 20/00601/FULHH – Location Plan Agenda Page 158 Agenda Item 3e 20/00601/FULHH – Proposed Plan Agenda Page 159 Agenda Item 3e 20/00601/FULHH – Existing Plans including previously approved side extension & car port Agenda Page 160 Agenda Item 3e 20/00601/FULHH – Front/side elevation Agenda Page 161 Agenda Item 3e 20/00601/FULHH – Side elevation (looking towards Tinklers Lane) Agenda Page 162 Agenda Item 3e 20/00601/FULHH – looking towards Tinklers Lane Agenda Page 163 Agenda Item 3e This page is intentionally left blank