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RESOLVED THAT COMMITTEE:
 
GRANT planning
permission subject to the following conditions:-
 
1. The development
hereby permitted shall be commenced before the expiration of three
years from the date of this permission.
 
REASON: Required to
be imposed pursuant to Section 51 of the Planning and
Compulsory
Purchasing Act 2004.
 
2. Unless
explicitly required by condition within this consent, the
development hereby permitted shall be carried out in complete
accordance with the proposals as detailed on drawings:
 
Proposed Site Plan
3343-020B 1st November 2024
Drainage Surcharge
Runoff 3343-070 1st November 2024
Site Location Plan
3343-010 6th January 2023
Site Sections
3343-030A 6th January 2023
Existing Drain
Section 3343-040 6th January 2023
GA Plans and
Section 3343-050 6th January 2023
GA Elevations
3343-060 6th January 2023
 
REASON: For the
avoidance of doubt as the proposal was the subject of agreed design
improvements and/or amendments and to clarify which plans are
relevant to the consent hereby approved.
 
3. All of the
windows in the north and west elevations of the properties hereby
approved shall be fitted with a minimum of double-glazed units with
acoustic trickle ventilators. A minimum of double glazed windows
shall be retained thereafter in perpetuity.
 
Reason: to reduce
potential noise impact on the future occupants from the
adjacent
premises.
 
4. The materials to
be used on the external surfaces of the development as indicated
within the approved details shall be implemented in accordance with
the approved details.
 
REASON: In order
that the Local Planning Authority may ensure that the materials to
be used are appropriate to the locality and respond positively to
the inherent character of the area.
 
5. No development
shall take place, including any works of demolition or site
clearance, until a Construction Management Plan (CMP) or
Construction Method Statement (CMS) has been submitted to, and
approved in writing by the Local Planning Authority. The approved
plan / statement shall provide:

•        24 Hour emergency
contact number;

•        Details of the
parking of vehicles of site operatives and visitors (which shall be
wholly within the application site);

•        Details of loading
and unloading of plant and materials (which shall be wholly within
the application site;

•        Arrangements for
turning of vehicles within the site;

•       Swept path analysis
showing access for the largest vehicles regularly accessing the
site and measures to ensure adequate space is available and
maintained, including any necessary temporary traffic management
measures;

•        Measures to
protect vulnerable road users (pedestrians and cyclists);

•       The erection and
maintenance of security hoarding including decorative displays and
facilities for public viewing, where appropriate;

•        Measures to
control the emission of dust and dirt during construction;

•        Details of a
scheme for recycling/disposing of waste resulting from demolition
and construction works;

•        Construction
vehicle routing;
 
The approved
Construction Management Plan or Construction Method Statement shall
be adhered to throughout the construction period for the
development.
 
Reason: - In the
interests of the safe operation of the adopted highway during
the
demolition and
construction phases.
 
6. Demolition or
construction works shall not take place outside 8am to 6pm Mondays
to Fridays and 8am hours to 1pm on Saturdays nor at any time on
Sundays or Bank Holidays.
 
Reason: To protect
the amenities of the nearby residents.
 
7. For the full
period of construction facilities 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, stones and
debris being carried onto the highway. Provision to sweep the
surrounding highway network by mechanical means will be available
and the roads adjacent to the site shall be mechanically swept as
required during the full construction period.
 
Reason: To prevent
stones, mud and debris being carried onto the public highway to the
detriment of road safety.
 
8. Deliveries to
the approved development shall only be accepted between the hours
of 9:30am and 2:30pm Monday – Friday, to avoid peak traffic
on the surrounding highway network.
 
Reason: In the
interest of highway safety and neighbour amenity
 
9. Prior to the
commencement of the construction of the dwellinghouses hereby
approved the new estate road / access between the site and Market
Place shall be constructed in accordance with Lancashire County
Council's Specification for Construction of Estate Roads to at
least base course level. Thereafter the new estate road/ access
shall be completed in accordance with Lancashire County Council's
Specification for Construction of Estate Roads prior to the
occupation of any of the dwellings hereby approved.
 
Reason: To ensure
that satisfactory access is provided to the site before the
development hereby permitted becomes operative.
 
10. Prior to the
above ground construction of any of the dwellings hereby approved
full details of the electric motor vehicle charging points to be
provided within the development shall be submitted to and approved
in writing by the Local Planning Authority. At least one charging
point per dwelling shall be provided. Thereafter the charging
points shall be installed and made available for use prior to the
occupation of any of the dwellings hereby approved.
 
Reason: To support
sustainable transport objectives and to contribute to a reduction
in harmful vehicle emissions.
 
11. Prior to the
occupation of any of the dwellings hereby approved the car parking
areas shall have been surfaced or paved in accordance with the
approved plans and the car parking spaces and manoeuvring areas
marked out in accordance with the approved plan. The car parking
area shall thereafter be kept free of obstruction and available for
the parking cars at all times.
 
Reason: To allow
for the timely provision and effective use of the parking
areas.
 
12. No development
shall be commenced until details of the proposed arrangements for
future management and maintenance of the proposed streets within
the development have been submitted to and approved in writing 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
that the estate streets serving the development are maintained to
an acceptable standard in the interest of residential / highway
safety
 
13. Prior to the
above ground construction of any of the dwellings hereby approved
full details of the colour, form and texture of all hard
landscaping (ground surfacing materials) (notwithstanding any such
detail shown on previously submitted plans and
specification)
shall have been submitted to and approved in writing by the Local
Planning Authority. All works shall be undertaken strictly in
accordance with the details as approved and shall be completed in
all respects before the final completion of the development and
thereafter retained.
 
Reason: To ensure a
satisfactory form of development in the interest of the visual
amenity of the area.
 
14. Prior to the
above ground construction of any of the dwellings hereby approved
full details of the alignment, height and appearance of all fences,
walls (including retaining walls) and gates to be erected
(notwithstanding any such detail shown on previously submitted
plan(s)) shall have been submitted to and approved in writing by
the Local Planning Authority. No dwelling shall be occupied until
all fences and walls shown in the approved details to bound its
plot have been erected in conformity with the approved details.
Other fences and walls shown in the approved details shall have
been erected in conformity with the approved details prior to
substantial completion of the development.
 
Reason: To ensure a
visually satisfactory form of development, to provide
reasonable
standards of
privacy to residents and to reduce the impact of car headlights on
the
neighbouring
residents.
 
15. 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).
 
Reason: To protect
the appearance of the locality and in the interests of the
amenities of local residents.
 
16. A scheme for
the landscaping of the development and its surroundings shall be
submitted to and approved in writing by the Local Planning
Authority prior to the above ground construction of any of the
dwellings hereby approved. These details shall include 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, proposed finished levels, means of enclosure, minor
artefacts and structures. The scheme should include a
landscaping/habitat creation and management plan which should aim
to contribute to targets specified in the UK and Lancashire
Biodiversity Action Plans. Landscaping proposals should comprise
only native plant communities appropriate to the natural area.
 
In particular the
scheme shall detail a timetable for the stripping of the heavy ivy
from Tree T2 (identified within the submitted Arboricultural Impact
Assessment dated March 2021). Following removal of the ivy a
suitable time for the tree to be inspected by the Councils
Countryside Officer will be arranged to assess the tree retention
value.
 
All hard and soft
landscape works shall be carried out in accordance with the
approved details within 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 10 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: 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.
 
17. Notwithstanding
the provisions of the Town and Country Planning (General Permitted
Development) Order 2015 (as amended) (Schedule 2, Part 1, Classes
A, B, C, D, E) or any subsequent re-enactment thereof no extension
to the dwelling(s), porch, garden shed, greenhouse, garage or car
port shall be erected nor any hardstanding area extended other than
those expressly authorised by this permission.
 
Reason: In the
interests of neighbour amenity.
 
18. Prior to the
commencement of any demolition works on the existing garage precise
details of the means of making good the exposed gable wall of no 13
Market Place, including details of the external finish of that
wall, shall be submitted to and approved in writing by the Local
Planning Authority. These works shall be carried out to the
satisfaction of the Local Planning Authority in accordance with the
timescale that has first also been submitted to and approved in
writing by the Local Planning Authority.
 
REASON: In the
interests of the amenities of the owners/occupiers of that
neighbouring property and the visual amenities of the locality.
 
19. Prior to the
occupation of any of the dwellings hereby approved full details of
the Management Company to deal with the future management and
maintenance of the site shall be submitted to and approved in
writing by the Local Planning Authority. The site shall thereafter
be managed by the approved Management Company.
 
Reason: To ensure
the satisfactory management of the private parking area, communal
landscape areas and refuse storage/collection at the site
 
20. Prior to the
occupation of the dwellings hereby approved the refuse collection
points detailed on the approved plans shall be hardsurfaced and
available to use. Thereafter the collection points shall be kept
clear of all bins apart from on bin collection days.
 
Reason: In the
interests of the visual amenities of the site and to ensure
adequate
provision for
refuse collection is provided as part of the development.
 
21. No removal of
vegetation including trees or hedges shall be undertaken within the
nesting bird season (1st March - 31st August inclusive) unless a
pre-clearance check on the day of removal, by a licenced ecologist,
confirms the absence of nesting birds. A letter from the ecologist
confirming the absence of nesting birds shall be submitted to the
Council within one month of the pre-clearance check being
undertaken.
 
Any removal of
vegetation outside the nesting bird season shall be preceded by a
pre[1]clearance check by a licensed ecologist on the day of removal
to ensure that removal does not result in unacceptable impacts upon
nesting birds or other species of conservation concern.
 
Reason: To ensure
that there are no adverse effects on the favourable conservation
status of birds, to protect the bird population and species of
importance or conservation concern from the potential impacts of
the development.
 
22. No development
shall take place until details of the provisions to be made for
building dependent species of conservation concern, artificial bird
nesting boxes and artificial bat roosting sites for that phase have
been submitted to and approved in writing by the Local Planning
Authority. The details shall be submitted on a dwelling/building
dependent bird/bat species development site plan and include
details of plot numbers and the numbers of artificial bird nesting
boxes and artificial bat roosting site per individual
building/dwelling and type. The details shall also identify the
actual wall and roof elevations into which the above provisions
shall be incorporated. The artificial bird/bat boxes shall be
incorporated into those individual dwellings/buildings during the
actual construction of those individual dwellings/buildings
identified on the submitted plan before each such dwelling/building
is first brought into use.
 
REASON: In the
interests of biodiversity and to enhance nesting/roosting
opportunities for species of conservation concern and reduce the
impact of development
 
23 The drainage for
the development hereby approved, shall be carried out in accordance
with principles set out in the submitted Drainage Strategy
Incorporating an Assessment of Flood Risk, Revision B Dated October
2022, which was prepared by Gondolin Land & Water supported by
the following document: Gondolin Land & Water Ltd, Land behind
the Dog Inn, United Utilities Response 08/11/2023 Exceedance
Drainage Design in Drawing 020, Rev B - Dated Sept 2022 and Drawing
070 Rev - Dated October 2024 which were prepared by PGB
 
For the avoidance
of doubt surface water must drain to the designed soakaway and
United Utilities will need to be consulted again, if infiltration
is proved unviable. No surface water will be permitted to drain
directly or indirectly into the public sewer. Prior to occupation,
of the proposed development, the drainage schemes shall be
completed in accordance with the approved details and retained
thereafter for the lifetime of the development.
 
Reason: To ensure a
satisfactory form of development and to prevent an undue increase
in surface water run-off and to reduce the risk of flooding.
 
INFORMATIVES:
 
PLEASE NOTE: It
should be ensured that the proposal is provided with suitable
provision Of Fire Fighting water. Any provisions should comply with
National Guidance, details of which can be found:
http://www.water.org.uk/publications/water-industry-guidance/%E2%80%A8nationalguidance-document-provision-water-fire-fighting-3rd
 
PLEASE NOTE: ACCESS
- DOCUMENT B, PART B5: It should be ensured that the scheme fully
meets all the requirements of Building Regulations Approved
Document B, Part B5 ‘Access and facilities for the Fire
Service’.
 
PLEASE NOTE: Note:
Construction Management Plan.
• There must
be no reversing into or from the live highway at any time –
all vehicles entering the site must do so in a forward gear, and
turn around in the site before exiting in a forward gear onto the
operational public highway.
• There must
be no storage of materials in the public highway at any time.
• There must
be no standing or waiting of machinery or vehicles in the public
highway at any time.
• Vehicles
must only access the site using a designated vehicular access
point.
• There must
be no machinery operating over the highway at any time, this
includes reference to loading/unloading operations – all of
which must be managed within the confines of the site.
• A licence to
erect hoardings adjacent to the highway (should they be proposed)
may be required. If necessary this can be obtained via the County
Council (as the Highway Authority) by contacting the Council by
telephoning 01772 533433 or emailing
lhsstreetworks@lancashire.gov.uk
• All
references to public highway include footway, carriageway and
verge