Committee: PLANNING AND HIGHWAYS REGULATORY COMMITTEE Date: MONDAY, 23 AUGUST 2010 Venue: LANCASTER TOWN HALL Time: 10.30 A.M. A G E N D A 1 Apologies for Absence. 2 Minutes of the Meeting held on 26 th July, 2010 (previously circulated). 3 Items of Urgent Business authorised by the Chairman. 4 Declarations of Interest. Planning Applications for Decision Community Safety Implications In preparing the reports for this agenda, regard has been paid to the implications of the proposed developments on Community Safety issues. Where it is considered the proposed development has particular implications for Community Safety, this issue is fully considered within the main body of the report on that specific application. Category A Applications Applications to be dealt with by the District Council without formal consultation with the County Council. 5 A5 10/00230/FUL Ellel House, Chapel Lane, Galgate Ellel Ward; (Pages 1 - 11) Alterations and extension to create a two-storey 29 bed nursing home with 21assisted living apartments for Mr J Ayrton 6 A6 10/00231/LB Ellel House, Chapel Lane, Galgate Ellel Ward; (Pages 12 - 19) Alterations and extension to create a two-storey 29 bed nursing home with 21 assisted living apartments for Mr J Ayrton 7 A7 10/00338/FUL Top Moor Ridding Cottage, The Lower (Pages 20 - Gars, Wray Lune Valley 26) Ward; Erection of detached dwelling in land to the rear for Mr & Mrs John Robinson 8 A8 10/00396/RENU Woodlands, Garstang Road, Ellel Ward; (Pages 27 - Cockerham 30) Application for extension of time on application 07/00350/REM for the erection of a detached dwelling for Mr E Cowperthwaite 9 A9 10/00222/FUL Rose Tavern, 52 Ullswater Road, Bulk Ward; (Pages 31 - Lancaster 37) Erection of 4 apartments and associated parking for Mitchells Brewery 10 A10 10/00646/FUL Agricultural Building Field 1563, (Pages 38 - Wyresdale Road, Quernmore 42) Construction of new access track and a new bridge, top dressing to existing hardstanding adjacent to pond and retention of the new access for Mr Anthony Gardner 11 A11 10/00545/VCN A B C Lancaster (disused), King Duke's (Pages 43 - Street, Lancaster Ward; 46) Variation of condition which limits the use of the ground and first floor to use class A1 (Non-food) retail to allow use class B1 (Office) at first floor for Mr M Fuerst 12 A12 10/00542/FUL 2 Sunny Hill, Westbourne Road, (Pages 47 - Lancaster 56) Erection of a five bed dwelling house for Mr D Howard 13 A13 10/00129/REM Land To The Rear Of 1 St Bolton-Le- (Pages 57 - Michaels Grove, Bolton Le Sands, Sands 60) Carnforth Ward; Reserved matters application for the erection of a work/live unit for Mr David Hall 14 A14 10/00598/FUL Burrowbeck Grange Nursing Skerton (Pages 61 - Home, Scotforth Road, Lancaster East Ward; 68) Erection of a two storey extension for Optima Care Ltd 15 Planning Enforcement Schedule (Pages 69 - 75) 16 Delegated Planning Decisions (Pages 76 - 81) ADMINISTRATIVE ARRANGEMENTS (i) Membership Councillors Eileen Blamire (Chairman), Joyce Pritchard (Vice-Chairman), Ken Brown, Keith Budden, Anne Chapman, Chris Coates, John Day, Roger Dennison, Sheila Denwood, Mike Greenall, Emily Heath, Helen Helme, Andrew Kay, Geoff Marsland, Robert Redfern, Peter Robinson, Bob Roe, Sylvia Rogerson, Roger Sherlock and Peter Williamson (ii) Substitute Membership Councillors Jon Barry, Abbott Bryning, John Gilbert, Janice Hanson, Tony Johnson, Ian McCulloch, Keith Sowden, Joyce Taylor, Malcolm Thomas and Paul Woodruff (iii) Queries regarding this Agenda Please contact Jane Glenton, Democratic Services - 01524 582068 - [email protected]. (iv) Changes to Membership, substitutions or apologies Please contact Members’ Secretary, telephone 582170, or alternatively email [email protected]. MARK CULLINAN, CHIEF EXECUTIVE, TOWN HALL, DALTON SQUARE, LANCASTER, LA1 1PJ Published on Wednesday 11 August 2010. Page 1 AgendaAgenda Item Item 5 Committee Date Application Number A5 23 August 2010 10/00230/FUL Application Site Proposal Ellel House Alterations and extension to create a two-storey 29 bed nursing home with 21 assisted living apartments Chapel Lane Galgate Lancaster Name of Applicant Name of Agent Mr J Ayrton Mr Anthony Hills Decision Target Date Reason For Delay 6 May 2010 Committee Cycle Case Officer Petra Williams Departure No Summary of Recommendation Refusal Procedural Matters This application was deferred from the last Planning Committee meeting to allow for a site visit on 16 th August. 1.0 The Site and its Surroundings 1.1 The site that forms the subject of this application is a Grade II listed building which is situated within a 0.48 hectare plot between St John’s Church and Galgate Mill on Chapel Lane in the village of Galgate. The two storey building has 29 no. rooms and the grounds which extend 68m to east of the rear elevation of the property are significantly overgrown. The property is currently vacant and following its last occupation in 2004 has subsequently fallen into a serious state of disrepair due to neglect, vandalism, arson attempts and theft of lead from the roof which has led to rain water ingress. The exterior white rendered walls show signs of decay with areas of rubble stone walling visible in parts. The roof is slated and the timber, sash windows have a vertical emphasis with bay features to the front elevation. 1.2 The main core of the village is situated to the south of the site with the main shops, services and bus route being within a short walking distance. Chapel Lane runs north-east from the site with residential properties dotted sporadically along its route. To the immediate south of the site lies the Grade II listed Galgate Mill which comprises small industrial units and an associated parking area. The building to the immediate north of the site is the Grade II listed St John’s Church which also has an associated parking area. 1.3 The village is within a Countryside Area as designated on the Lancaster District Local Plan proposals map. There are mature trees established to the side and rear of the existing building that are subject to Tree Preservation Order (No. 1 (1974) Ellel House, Galgate), and as such they are protected in law. Land levels rise beyond the eastern boundaries of the site which is open countryside. Page 2 2.0 The Proposal 2.1 Ellel House itself was originally a residential property but was last in use as a nursing home. The application retains the last use of the site and involves alterations to the existing building and an extension to create a two-storey 29 bed nursing home with 21 assisted living apartments. The scheme will involve the restoration of the existing property and the site to the rear of the building. 2.2 The building shows signs of neglect and vandalism with window and door frames of the property in poor condition and lead removed from the roof. Extensive internal and external repair and refurbishments will be necessary in order to bring the listed building back into use. Refurbishments will include the insertion of new timber window and door frames, the making good of exterior walls, the repair of the slate roof and the renewal of lead guttering. Internally the works will include the removal of some non-original partition walls, making good of plaster cornices and the retention of timber floors. As part of the scheme an outhouse to the north west elevation of the house will be demolished. It is envisaged that the extent of the removal of defective render could be considerable. The plans propose the removal of the porch additions which are not original features of the property. The existing sash and case windows will be retained where possible and replacement windows will be like for like. Where possible the existing roofing slates shall be reused, however this will depend on their condition and any replacement slate would match the existing slates. The renewal of the lead roll ridges and hips and gutter linings is also proposed. All replacement rainwater goods to the existing building will be conditioned cast iron with a paint finish. 2.3 The land around the property which would have historically been laid out as a formal garden also shows signs of neglect and is significantly overgrown. There is a mature Beech tree to the northern end of the building and various smaller trees dotted around the site. However many of these trees are in close proximity to one another and this has resulted in their development being suppressed. In order to accommodate the scheme 20 trees will be removed and although replacement planting is proposed, a landscape scheme has not been submitted but could be the subject of a condition. 2.4 The existing house will be renovated and developed to provide four double bedroomed assisted living units as well as visitor accommodation, lounge and laundry, ancillary toilets and utility areas. A key part of the proposal also involves the development of the site to the rear of (and attached to) the listed building. This aspect of the scheme represents a significant extension and will utilise the majority of the plot behind the listed building. The two storey extension will incorporate a further 17 assisted living apartments and 29 single ensuite bedrooms which will form part of the nursing home aspect of the scheme. Other facilities associated with the nursing home such as communal lounge/dining room, treatment rooms, reception meeting areas and mobility bathrooms will also be incorporated into the extension. 2.5 Of the 20 trees to be removed, a number of these have relatively low value. The proposals by and large include the retention and protection of the most visually important trees/beech hedgerow to the front, and to the side of the existing building and the retention and protection of a large, mature beech tree immediately to the north of the existing dwelling.