Agenda and minutes

Development Control Committee - Wednesday, 17th January, 2024 10.30 am

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Venue: Committee Room 'B' - The Diamond Jubilee Room, County Hall, Preston. View directions

Contact: Samantha Gorton 

Media

Items
No. Item

1.

Apologies for absence

Minutes:

Apologies for absence were received from County Councillor Holgate.

2.

Disclosure of Pecuniary and Non-Pecuniary Interests

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.

Minutes:

No pecuniary or non-pecuniary interests were disclosed.

3.

Minutes of the last meeting held on 6 December 2023 pdf icon PDF 274 KB

The committee are asked to agree that the Minutes of the last meeting held on 6 December 2023 be confirmed and signed by the Chair.

Minutes:

Resolved: That the minutes of the meeting held on 6 December 2023 be confirmed and signed by the Chair.

4.

Update Sheet pdf icon PDF 65 KB

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

 

Minutes:

The Update Sheet was circulated prior to the meeting (copy attached).

5.

West Lancashire Borough: application number LCC/2023/0026 Change of use of agricultural building and yard area from agriculture to waste management including the sorting, storage, recycling and distribution of non-hazardous waste, and including two ancillary buildings. Bank Farm, 40 Martin Lane, Burscough pdf icon PDF 187 KB

Additional documents:

Minutes:

The Chair reported that although both this item and item 6 were located at the same address, it was important to emphasise that these were separate applications which should be considered independently on their own individual merits.

 

A report was presented on an application for the change of use of the agricultural building and yard area, from agriculture to waste management, including the sorting, storage, recycling and distribution of non-hazardous waste and including two ancillary buildings at Bank Farm, 40 Martin Lane, Burscough.

 

The report included the views of West Lancashire Borough Council, Burscough Parish Council, the Environment Agency and LCC Highways Development Control. The Lead Local Flood Authority had no comments to make. Thirty two individual representations and a petition with 303 signatories had been received objecting to the application. The Wildlife and Wetlands Trust, Martin Mere also objected to the application.

 

Committee's attention was drawn to the Update Sheet which included a proposed amendment to condition 3.

 

The Principal Planner presented a Powerpoint presentation showing a site location plan, aerial view, site layout plan and photographs of the access track, Gorst Lane (East), Gorst Lane (West), the waste management building, existing outside inert storage (to be removed), office unit and skip storage and the view of the site from Martin Lane.

 

Ms Laura Brough, representing the Martin Lane residents group, addressed the Committee and said the following.

 

'What I have to say is based on the Lancashire County Council summary and recommendation document sent to this committee; we oppose the recommendation to approve this application on 2 levels.

 

Firstly, it is within the Green Belt. We agree with West Lancashire Borough Council that no very special circumstances have been demonstrated, and please note it is 1.5 miles away from the Burscough industrial estate.

 

Secondly, Bank Farm is a working arable farm. Here I refer to the advice section of the document; (1) the national planning policy for waste states consideration should be given to existing and proposed neighbouring land uses - I do not believe this has happened. The buildings at Bank Farm have been rented out and so has the land to a salad grower and a potato farmer; (2) it also states consideration should be given to the cumulative impact of existing and proposed waste disposal facilities. In 2022, Lancashire County Council gave retrospective planning approval to this applicant trading as 8 Dayz skip hire for waste recycling skips at 410 Southport Road, Scarisbrick. According to the AA route planner, this is 3.4 miles and a 7 minute drive away from the site at Bank Farm, so where is the need? (3) West Lancashire Borough Council policy GN3 states development should minimise the risk from all types of pollution and contamination (1) the proposed buildings are open fronted, directly opposite is the entrance to a building designated as chilled vegetable storage so there is no effective separation of waste recycling from food at this point; (2) approximately 35 metres away, salad crops were grown in 2023  ...  view the full minutes text for item 5.

6.

West Lancashire Borough: application number LCC/2023/0033 Change of use from agriculture to waste management including the sorting, storage and distribution of non-hazardous waste, and two containers at Bank Farm, 40 Martin Lane, Burscough pdf icon PDF 182 KB

Additional documents:

Minutes:

A report was presented on an application for a change of use from agriculture to waste management including the sorting, storage and distribution of non-hazardous waste, and two containers at Bank Farm, 40 Martin Lane, Burscough.

 

The report included the views of West Lancashire Borough Council, the Environment Agency, LCC Highways Development Control and the Lead Local Flood Authority. No comments had been received from Burscough Parish Council. Forty individual representations and a petition with 303 signatories objecting to the application had been received. The Wildlife and Wetlands Trust, Martin Mere also objected to the application.

 

The Principal Planner presented a Powerpoint presentation showing a site location plan, aerial view, site layout plan and photographs of the waste management area, access track, Gorst Lane (East), Gorst Lane (West) and the view of the site from Martin Lane.

 

Ms Laura Brough, representing the Martin Lane residents group, addressed the Committee and said the following.

 

'The Martin Lane Residents Group fully supports the recommendation to refuse the planning permission for this application. It really is very, very difficult to express just how disruptive and offensive this activity has been to the local residents, and I can't say that in any stronger terms.

 

I would add the following, in the event that approval was ever given to this site and that would be that the start time of 7:00 o'clock in the morning really has an adverse effect on the quality of life of local residents and it should be 8:30am, I would suggest. There really must be a noise assessment study carried out; the noise level at present is just totally unacceptable. In addition, any argument that the size of vehicles is not relevant should be dismissed. Yes, there are large tractors, high sided trailers full of potatoes, but the presence of those vehicles is essential to the working of the land. J & N vehicles are not essential and I would finally just say that the Martin Lane Residents Group is not opposed to development per se. There are other companies occupying the farm buildings at Bank Farm, however we do in the strongest terms possible object to both of these waste recycling firms working here.'

 

Mr Nick Brooks, Martin Mere Wetland Centre, addressed the Committee and said the following:

 

'Just a couple of points that were brought up previously - again, this is very similar to the previous application,  it has all the feeling that it's all tied together.

 

One of the things that was talked about was inert waste and I showed a picture in the previous one of what I thought was a silicone tube. Now silicone is inert waste, but even inert waste, you must dispose of correctly. Here's a data sheet for silicone, just general silicone - avoid dispersal of spilled material, runoff and contact with soil, waterways, drains and sewers. This application still has no technical specifications, like the last one, on how to deal with runoff from the site.

 

I would also question the distinction  ...  view the full minutes text for item 6.

7.

Preston City: Application LCC/2023/0029 Extension to existing school to include 4 no. new classrooms, WC's, hygiene room and corridor. Lea Community Primary School, Greaves Town Lane, Preston pdf icon PDF 207 KB

Additional documents:

Minutes:

A report was presented on an application for an extension to an existing school to include 4 new classrooms, WC's, a hygiene room and corridor at Lea Community Primary School, Greaves Town Lane, Preston.

 

The report included the views of Preston City Council, Sport England, LCC Highways and United Utilities. No comments had been received from Lea Parish Council. Six representations objecting to the application had been received.

 

Committee's attention was drawn to the Update Sheet which included additional consultation comments from Preston City Council.

 

The Senior Planner presented a Powerpoint presentation showing site location plans, aerial view, proposed site layout, proposed elevations and proposed floor plans. Also shown were photographs of the existing school building rear elevation, view towards the rear of properties on Blackpool Road (towards the north and north east), view towards the north west and views from the rear of a property on Blackpool Road towards the application site.

 

The legal officer read out the following written representation from Mr Mark Jones, local resident:

 

'Further to my original objection to the original planning application, I would like this email to be given careful consideration, as I lodge an additional objection to these revised plans, on the basis of:

 

1. These revised plans will still have 4 classrooms of children looking straight into my home, as no consideration has been made to switch the plans, placing the classrooms overlooking the playground. I have been informed that this was arranged to reduce the noise levels whilst children move classrooms. I believe that this is an unproven excuse, bearing in mind we are already hear the playground noise, and also noise at the beginning and end of each day. My objection is on invasion of privacy, invasion directly into my home.

 

2. Distance from my property boundary. My property will be the closest to this proposed building, being less than 7 metres away. I have been informed my previous suggestion to relocate this building to the opposite side of the school wouldn't be allowed, as it encroaches on specific areas for physical activity. There has been no mention that this proposed new building means a previous play area for physical activities has now been lost. My objection still stands, there is plenty of space elsewhere on the school grounds, and I cannot allow this building so close to numerous properties on Blackpool Road.

 

3. Total disregard for neighbours health and safety. Previous building works involved removal of asbestos from site. I expect these planned works will involve the same. I expect prior notice to be provided, and additional screening used so to minimise any potential contamination onto my property. My objection being the site contractors have previously failed to communicate with neighbours over important matters, and I believe the same will happen with this proposed development.

 

4. Existing 'security lighting' is excessive and an intrusion on the light pollution into my property, all through the hours of darkness. I object to any external lighting being used that would  ...  view the full minutes text for item 7.

8.

Decisions taken on development control matters by the Director of Environment and Planning in accordance with the County Council's Scheme of Delegation pdf icon PDF 114 KB

Minutes:

It was reported that, since the last meeting of the Development Control Committee on 6th December 2023, four 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.

 

9.

Urgent Business

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.

Minutes:

There were no items of Urgent Business.

10.

Date of Next Meeting

The next meeting of the Development Control Committee will be held on Wednesday, 6 March 2024 at 10.30 a.m. in Committee Room B - the Diamond Jubilee Room, County Hall, Preston.

Minutes:

Resolved: That the next meeting of the Committee be held on Wednesday 6 March 2024 at 10.30am in Committee Room B – The Diamond Jubilee Room, County Hall, Preston.