DEVELOPMENT CONTROL COMMITTEE Wednesday 19th October 2016 at 6.30 p.m. DEVELOPMENT CONTROL COMMITTEE BURNLEY TOWN HALL 19/10/2016 at 6.30 p.m. Note the change to a Wednesday meeting Members of the public may ask a question, make a statement, or present a petition relating to any matter within the remit of the Committee. Notice in writing of the subject matter must be given to the Head of the Chief Executive’s Office by 5.00pm three days before the meeting. Forms can be obtained for this purpose from the reception desk at Burnley Town Hall, Manchester Road or the Contact Centre, Parker Lane, Burnley or from the web at www.burnley.co.uk/meetings. A G E N D A 1. Apologies To receive any apologies for absence. 2. Minutes To approve as a correct record the Minutes of the last meeting held on 22nd September 2016 available at www.burnley.gov.uk. 3. Additional Items of Business To determine whether there are any additional items of business which, by reason of special circumstances, the Chair decides should be considered at the meeting as a matter of urgency. 4. Declaration of Interest To receive any declarations of interest from Members relating to any item on the agenda in accordance with the provision of the Code of Conduct and/or indicate if S106 of the Local Government Finance Act 1992 applies to them. 5. Exclusion of the Public To determine during which items, if any, the public are to be excluded from the meeting. PUBLIC ITEMS 6. List of Deposited Plans and Applications To consider reports on planning applications for development permission: i. APP/2016/0247 –erection of hotel, parking, servicing and landscaping – Crow Wood Leisure Ltd, Royle Road, Burnley ii. APP/2016/0347 - Proposed single storey rear extension and extension of existing kitchen area (re- submission of APP/2016/0032) 363 Colne Road, Burnley iii. APP/2016/0383 Proposed single storey extension 25 Clover Crescent,, Burnley iv. APP/2016/0359 Proposed extension and alterations 13 Dryden Street, Padiham v. APP/2016/0357 Small scale gas fired energy reserve facility and ancillary infrastructure Land off Bancroft Road, Burnley 7. Decisions taken under the Scheme of Delegation To receive, for information, a list of delegated decisions from 12/09/2016 to 02/10/2016 MEMBERSHIP OF COMMITTEE Charlie Briggs Lubna Khan Frank Cant (Vice Chair) Liz Monk Trish Ellis Neil Mottershead Sue Graham Mark Payne John Harbour Tom Porter Tony Harrison Asif Raja Marcus Johnstone David Roper Arif Khan (Chair) Cosima Towneley PUBLISHED: <11th October 2016> BURNLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE REPORTS ON PLANNING APPLICATIONS Photograph McCoy Wynne Part I: Applications brought for Committee consideration 19th October 2016 Housing and Development DEVELOPMENT CONTROL COMMITTEE 19th October 2016 INDEX App No Description Location Recommendation Page No APP/2016/0247 Proposed erection Land adjacent Recommended for 1 of a hotel with Crow Wood Approval associated parking, Leisure Ltd, servicing and Royle Lane, landscaping Burnley APP/2016/0347 Proposed single 363 Colne Recommended for 43 storey rear Road, Burnley Approval extension and extension of existing kitchen area (re- submission of APP/2016/0032) APP/2016/0383 Proposed single 25 Clover Recommended for 49 storey extension Crescent, Approval Burnley APP/2016/0359 Proposed extension 13 Dryden Recommended for 55 and alterations Street, Padiham Approval APP/2016/0357 Small scale gas Land off Recommended for 63 fired energy reserve Bancroft Road, Approval facility and ancillary Burnley infrastructure Application Recommended for Approval APP/2016/0247 Daneshouse with Stoneyholme Ward Full Planning application Proposed erection of a hotel with associated parking, servicing and landscaping LAND ADJACENT CROW WOOD LEISURE LTD ROYLE LANE BURNLEY Background: Crow Wood is one of the largest, and arguably one of the most successful, businesses in Burnley. Since its earliest inception and subsequent growth and diversification to a range of indoor and outdoor leisure and recreation facilities, it now employs somewhere in the region of 160 people within the site’s existing Green Belt location. Crow Wood lies west of the M65 motorway, 0.6 miles from Burnley Central Station, 1 mile from Burnley town centre, and 1.4 miles from Burnley Manchester Road Station; both stations being well served by local taxi. It is also accessible by foot and cycle. The application site extends to approximately 1.5 hectares and the existing built development at the site is concentrated to the east of the application site on an area of approximately 4.7 hectares. This proposed development seeks to continue the growth of Crow Wood by adding further accommodation and facilities to its current offer. If achieved, they consider this will not only add to the economic development of Burnley and to the wider Pennine Lancashire region, but also beyond. It is the applicant’s view that the proposed hotel and leisure facility expansion will take Crow Wood from a sub-regional resource catering for local and day visitors to a regional/national resource able to offer increased overnight accommodation for single overnight stays and short breaks. This will allow the business to provide major benefits to the economy and people of Burnley and Pennine Lancashire, not only be in terms of jobs, economic spin-offs and use of the facility, but also in terms of a major boost to the image and reputation of the town. To support and grow the existing Crow Wood business from a local, day visit destination to a regional/national destination offering overnight and short-stay breaks, the applicant has identified that an 80 bed, four-star standard hotel will achieve this in terms of scale, quality, viability, capacity and synergy with Crow Wood’s existing offer. Without this expansion in on-site accommodation, they consider that the future growth of Crow Wood will be limited to local and day visits; and a significant opportunity will be missed to capitalise on this opportunity. Whilst the new hotel will be four-star quality standard, the applicant notes that it will be a limited service hotel, as many of the services will be provided in the existing spa, restaurant, and leisure facilities. In addition, they note that the hotel will be designed to run at, and because of its associated on-site facilities that offer unique synergies, will be able to operate at, high levels of occupancy 7 days a week. They consider that the offer of the hotel and the range of associated facilities at Crow Wood will mean that the hotel will be able to offer a unique range of facilities for leisure, tourist and business users. Artists impression of the proposed entrance (as viewed within the car park) The 4* standard hotel proposed comprises the following, 80 no. bedrooms, 250 seat function suite capable of hosting weddings and other functions, Bar and restaurant, Associated and dedicated car parking provision, and Significant areas of landscaping and ecological habitat creation. The application has been subject to a rigorous pre-application assessment, which included numerous discussions surrounding the design, location and principle of the development. This is because a hotel development in this Green Belt location is, by definition, “inappropriate development”. For planning permission to be granted, therefore, “very special circumstances” must exist, whereby potential harm to the Green Belt, by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. The application submitted sets out why they consider that those “very special circumstances” do exist by seeking to demonstrate the following, Any harm to the Green Belt is limited; Any other harm has been removed or suitably mitigated; and That there is a compelling set of other considerations in terms of the economic benefits of the proposal, the impact on tourism, and the improvement in the image and reputation of Burnley that outweigh any harm to the Green Belt and any other harm. Relevant Policies: Burnley Local Plan (Second Review) GP2 - Development in the Rural Areas GP3 - Design and Quality GP5 - Access for All GP6 - Landscaping and Incidental Open Space GP7 - New Development and the Control of Pollution GP8 - Energy Conservation and Efficiency GP9 - Security and Planning Out Crime GP10 - Developer Contributions E3 - Wildlife links and corridors E5 - Species protection E6 - Trees, hedgerows and woodlands E7 - Water bodies and water courses E8 - Development and flood risk E26 - Development in the Green Belt E27 - Landscape, character and local distinctiveness in Rural Areas and Green Belt EW3 - New Leisure, Tourist, Arts and Cultural Development Outside Town Centres EW4 - Expansion and Improvement of existing businesses EW10 - Development and training provision TM1 - Allocation of major traffic generating uses TM2 - Transport Assessments (TAs) TM3 - Travel Plans (TPs) TM6 - Walking and horse riding in the countryside TM15 - Car parking standards National Planning Policy Framework. Planning Policy Guidance. Natural Environment and Rural Communities Act 2006. The Conservation of Habitats and Species Regulations 2010. Wildlife and Countryside Act 1981. Site History: APP/1999/0343: Development of single storey sport and leisure building on the footprint of existing farm buildings; four outdoor floodlit tennis courts; construction of 52 stables; food stores; indoor and outdoor riding arenas; woodland planting and mounding landscaping and associated parking and new road access – Granted in 2000 (Sec of State, on Call-In). APP/2000/0602: Construction of stables, feed stores, hay and bedding store (in place of equivalent facilities already approved) – Granted. APP/2001/0917: Erection of 17 floodlights (6m height) to external tennis courts – Granted. APP/2003/0043: Construction of additional car park creating 36 spaces in existing paddock – Refused. APP/2003/0588: Erection of additional hall and conservatory – Granted. APP/2004/0514: Retention of 66 additional car spaces to serve leisure centre – Granted.