Agenda and minutes

No apologies for absence were received.

Temporary replacement

County Councillor Serridge replaced County Councillor Hindle.

Members are asked to consider any Pecuniary and Non-Pecuniary Interests they may have to disclose to the meeting in relation to matters under consideration on the Agenda.

County Councillor Pattison declared a non-pecuniary interest in Item 5 as she was a Lancaster City Councillor and the City Council was a statutory consultee.

County Councillor Michael Green declared a non-pecuniary interest in Item 5 as the application was in his electoral division.

The Committee are asked to agree that the Minutes of the meetings held on 18 October 2023 and 8 November 2023 be confirmed and signed by the Chair.

Resolved: That the minutes of the meetings held on 18 October and 8 November 2023 be confirmed and signed by the Chair.

The Update Sheet will be considered as part of each related agenda report.

The update sheet was circulated prior to the meeting (copy attached).

A report was presented on an application for outline planning permission (with all matters reserved save for access from the public highway to Development Zones A, B and D (M65 Terminus Roundabout, A49 Wigan Road and Stanifield Lane) and strategic infrastructure/landscaping) for a mixed-use development including the provision of Employment use (Use Classes B2/B8/E(g)); retail (use Class E(a)); food, drink and drive-through restaurant use (Use Class E(b)/Sui Generis Drive-Through); hotel use (Use Class C1); health, fitness and leisure use (Use Classes E(d)/F(e)/F2(b)); creche/nursery (Class E(f)); car showrooms (Use Class Sui Generis Car Showroom); Residential use (C3) the provision of associated car parking, access, public open space, landscaping and drainage at Cuerden Strategic Site, east of Stanifield Lane, north of Clayton Farm, west of Wigan Road, Lostock Hall.

It was clarified to Committee that Lancashire County Council had submitted a joint application with Maple Grove Developments Limited for the areas of land they owned that sat within the comprehensive Master Plan site.

The proposed development was subject to Environmental Impact Assessment and the application was accompanied by an Environmental Statement.

The report included the views of South Ribble Borough Council, Chorley Borough Council, Preston City Council, Farington Parish Council, Clayton-le-Woods Parish Council, the Environment Agency, Natural England, National Highways, LCC Highways Development Control, County Archaeological Service, County Landscape Service, Lead Local Flood Authority, The Wildlife Trust for Lancashire, Manchester and North Merseyside, United Utilities, LCC School Planning, British Horse Society and the Brookhouse Group Ltd. No comments had been received from Blackburn with Darwen Council, Historic England, Lancaster City Council, Cuerden Parish Council, National Grid Gas and Electricity, LCC Public Rights of Way Team and the Ramblers Association. Eight representations objecting to the application had been received.

Copies of the letters from Stantec UK Ltd and Town Legal LLP which had been emailed to the Committee were handed out at the meeting.

A site visit had taken place on 24 November 2023.

The Principal Planner presented a Powerpoint presentation showing the application boundary, site location plan and aerial view with the nearest residential properties, Masterplan land use, proposed site access, internal movement and proposed green infrastructure, Parameter Plan development zones, highways and access, strategic landscaping and infrastructure overview, highway improvement works and various photographs.

Committee's attention was drawn to the Update Sheet which included additional consultation comments, details of a further representation from Brookhouse Group Ltd and advice on these issues and amendments to conditions 19 and 44.

Mr Simon Ricketts, acting on behalf of Brookhouse Group Ltd, addressed the Committee and said the following:

'I represent Brookhouse Group Limited, which as you will be aware, owns the balance of the Cuerden strategic site.

I'm not going to discuss this morning whether legally the council can determine this application in place of South Ribble Council, though you'll be aware that there's ongoing litigation between Brookhouse and the council as to the legal effectiveness of the development arrangements, which the council says is in place with Maple Grove Developments Limited, and  ...  view the full minutes text for item 5.

A report was presented on an application for a Proposed Anaerobic Digestion plant including digester/gas holder and associated equipment, relocated flare, new earth banking/perimeter landscaping and underground gas export pipeline at Stanley Villa Farm, Back Lane, Weeton with Preese.

This planning application had originally been reported to the Committee meeting on 18 October 2023. A copy of that report was attached to the Agenda papers. At that meeting, the Committee:

'Resolved: That the application be deferred, subject to: 

(i)  a site visit taking place; and

(ii)  more detail to be provided by the applicant on the highway plans, the details of which would be included in the next Committee report.'

The site visit had been held on 21 November 2023.

The October 2023 report had included the views of Fylde Borough Council, Weeton-with-Preese Parish Council, Greenhalgh Parish Council, the Environment Agency, LCC Highways Development Control and the Lead Local Flood Authority. Five representations objecting to the application had been received at that time in addition to an email from County Councillor Singleton and two additional letters from local residents objecting to the application, which had been detailed in the Update Sheet.

This latest report updated Committee on further representations that had been received since the report to the October 2023 meeting had been prepared, and also to respond to various issues that were raised during the debate on this planning application. The further consultation exercise sought views from 14 addresses on Greenhalgh Lane.

Committee's attention was drawn to the Update Sheet which included further consultation responses and representations and a proposed additional condition in relation to any hedgerows removed being planted in the first season following the completion of the development.

Photographs from a local resident were circulated to the Committee.

The Head of Development Control presented a Powerpoint presentation showing site location plans, an air photograph of Stanley Villa Farm, proposals for the screen mound and digestor vessel, cross sections and landscaping proposals. Also shown were photographs of the view along Back Lane looking towards the site entrance, the view of Back Lane looking east towards the application site and the view of Back Lane looking west towards the site entrance.

Councillor Richard Nulty addressed the Committee and said the following:

'Good afternoon, Mr Chairman and Members. I'm Richard Nulty, parish councillor from Greenhalgh with Thistleton. The Greenhalgh parish boundary is Back Lane in this location, and this application is of concern to our residents. Our earlier concerns over safety and visual intrusion have been largely met by the suggested conditions in the officers report.

However, our concerns over road safety matters on these rural roads remain and are informed not by desktop statistics, but by real life experience of daily users on the road network. In this location, much of the vehicle traffic associated with this site will enter the area via the M55 Junction 3, then to the A585, with four potential routes to the application site. The preferred route, and  ...  view the full minutes text for item 6.

A report was presented on an application to raise levels of field using imported inert materials at Ream Hills Farm, Mythop Road, Weeton with Preese.

The report included the views of Fylde Council, Weeton-with-Preese Parish Council, Staining Parish Council, LCC Ecology Service, LCC Highways Development Control, Lead Local Flood Authority, Natural England and the Environment Agency. No comments had been received from LCC Public Rights of Way or Bae Systems. Comments had been received from County Councillor John Singleton objecting to the proposals and representations included one letter of objection on behalf of eight properties plus one further letter of objection.

Committee's attention was drawn to the Update Sheet which included observations from Lancashire County Council Estates and further comments from the applicant on the officer's report.

The Senior Planner presented a Powerpoint presentation showing site location plans, aerial view of the application site and the location of the existing bund, access details, proposed restoration and photographs of the existing view towards the eastern and northern boundaries, view to the western boundary and site access of Mythop Road.

The officer answered questions from Committee.

Resolved:

That planning permission be refused for the following reasons:

(i)  The applicant has not demonstrated that the proposed raising of the field levels is essentially required for the continuation of the agricultural use of the land, contrary to policy GD4 of the Fylde Local Plan to 2032 (incorporating partial review).

(ii)  The proposed development would have unacceptable landscape and visual impacts which would be harmful to the character of the countryside, contrary to policies GD4 and ENV1 of the Fylde Local Plan to 2032 (incorporating partial review).

(iii)  The need for the inert landfill capacity in this area is insufficient to outweigh the conflict with Policy GD4 and the adverse landscape and visual impacts of the development.

A report was presented on an application for the erection of two storey detached teaching block at Longridge High School, Preston Road, Longridge.

It was reported that the reference to additional staff car parking could be disregarded as this had now been omitted from the scheme.

The report included the views of LCC Highways and United Utilities. No comments had been received from Longridge Town Council and comments were awaited from Ribble Valley Borough Council. Two representations objecting to the proposal had been received.

Committee's attention was drawn to the Update Sheet which included amended text to the second paragraph on page 194, details of the construction method statement provided by the applicant and proposed changes to the design and appearance of the building which were considered to be acceptable to officers as they did not materially alter the proposals. Also included were proposed amendments to conditions 2, 4, 5, 6 and 8.

The Senior Planner presented a Powerpoint presentation showing site location plans and an aerial view of the site of the proposed building, proposed site layout, proposed elevations and floor plans, cross section and photographs of the view of the site looking towards the northern boundary (Singletons Dairy), the view to the east towards the houses on Little Lane, the school entrance and the view of the site from Preston Road.

Resolved: That planning permission be granted subject to:

(i)  conditions controlling time limits approved drawings, materials, highway matters, drainage details, landscaping, hours of working and construction management plan as set out in the Committee report.

(ii)  Amendments to the following conditions:

Condition 2

2. The development shall be carried out, (except where modified by the conditions to this permission), in accordance with the following documents:

a) The Planning Application and supporting statement received by the County Planning Authority on 6 July 2023

b) Submitted Plans and documents:

Design and Access Statement received 30^th November 2023

Arboricultural Assessment received 6^th July 2023

Ecological appraisal received 6^th July 2023

School Travel Plan 6^th July 2023

Document ref. E230030 received 20^th November 2023

Construction Method Statement received 30^th November 2023

Drawing No. P2-00-DR-A-40_50_63-0001 Rev. S4-P01 Site Plan - Location (received 20^th November 2023)

Drawing No. P2-00-DR-A-40_50_63-0002 Rev. S4-P03 Site Plan -

Existing (received 30^th October 2023)

Drawing No. P2-ZZ-DR-A-40_50_63-0004 Rev. S4-P05 Plans -

Proposed (received 30^th November 2023)

Drawing No. P2-ZZ-DR-A-40_50_63-0005 Rev. S4-5 Elevations -

Proposed (received 30^th November 2023)

Drawing No. P2-00-DR-A-40_50_63-0006 Rev. S4-P03 Site Plan

Masterplan – Proposed (received 30^th October 2023)

Drawing No. LA02 Rev H General Arrangement Plan (received 30^th October 2023)

Drawing No. LA07 Section - Showing new teaching block and surrounding buildings (received 30^th October 2023)

Drawing No. LA08 Rev A Temporary car park and reinstatement (received 30^th November 2023)

Reason: To minimise the impact of the development on the amenities of the area and to conform with Policy DMG1 of the Ribble Valley Local Plan.

Condition 4

The external  ...  view the full minutes text for item 8.

It was reported that, since the last meeting of the Development Control Committee on 18^th October 2023, six decisions had been taken on development control matters by the Director of Environment and Planning, in accordance with the county council's Scheme of Delegation.

Resolved: That the report be noted.

An item of urgent business may only be considered under this heading where, by reason of special circumstances to be recorded in the Minutes, the Chairman of the meeting is of the opinion that the item should be considered at the meeting as a matter of urgency.  Wherever possible, the Chief Executive should be given advance warning of any Member’s intention to raise a matter under this heading.

There were no items of Urgent Business.

The next meeting of the Development Control Committee will be held on Wednesday 17 January 2024 at 10.30 am in Committee Room B - the Diamond Jubilee Room, County Hall, Preston.

Resolved: That the next meeting of the Committee be held on Wednesday 17^th January 2024 at 10.30am in Committee Room B – The Diamond Jubilee Room, County Hall, Preston.