Agenda and minutes

The Minutes of the meeting held on 12^th February 2007, having been printed and circulated, were taken as read and signed as a correct record.

            The Committee considered the following applications for planning permission and, in accordance with its powers and duties, made the decisions described.

            The consultation procedure undertaken was outlined in the report together with background information in respect of the site. It was noted that two letters of objection had been received, details of which were outlined in the report.   

            RESOLVED: That the application be approved subject to the following conditions:-

A)                The applicant entering into a legal agreement in relation to the payment of a commuted sum for the provision and improvement of off-site open space.

B)                Conditions relating to the following:

1.      Reserved matters condition, for the submission of and approval prior to the commencement of development.

2.      Time limit for the submission of reserved matters.

3.      Time limit for the commencement of development.

4.      Reserved matters to be submitted and carried out as approved.

5.      Condition specifying amended plans (BE1).

6.      Materials condition, requiring the submission and approval of the materials to be used (BE2).

7.      Landscaping condition, requiring the submission of both hard and soft landscaping (BE2).

8.      Boundary treatments to be submitted and approved in writing (BE2).

9.      Wheel cleansing facilities to be submitted and approved in writing and used (BE1).

10. Construction and delivery hours to be adhered to throughout the course of the development (BE1).

11. Vehicle access, parking, servicing etc to be constructed prior to occupation of properties/commencement of use (BE1).

12. Submission and agreement of finished floor and site levels (BE1).

13. Ground investigation, including mitigation to be submitted and approved in writing (PR14).

14. Conditions relating to tree protection during construction including aboricultural method statement (BE1).

15. Conditions relating to restriction of permitted development rights relating to garage conversions and frontage boundary treatments, extensions and outbuildings and rear boundary treatments including insertion of gates (BE1).

16. Two conditions relating to drainage details (BE1).

17. Conditions relating to submission, agreement and implementation of dedicated bat roost and carrying out development strictly in accordance with submitted bat mitigation report (GE21).

18.Provision of appropriate refuse collection bins for use by the occupiers (BE1).

C)        That if the legal agreement is not executed within a reasonable period of time authority be delegated to the Operational Director- Environmental and Regulatory Services in consultation with the Chairman or Vice Chairman to refuse the application on the grounds that it fails to comply with UDP Policy S25 Planning Obligations.

            The consultation procedure undertaken was outlined in the report together with background information in respect of the site. It was noted that four objections had been received, details of which were detailed in the report.  The Committee was advised of a further two objections that had been received relating to lack of open space in the area, impact from the parking to the rear of the site, the number of properties in the area that were vacant, and overlooking to the properties to the rear.

            Mr Bridge addressed the Committee on behalf of the developer and spoke in favour of the application.

            The Divisional Manager for Planning and Policy informed the Committee that, due to the lack of on-site amenity space and the proposed rear block, the proposal was considered to be an over development of the site that was out of character with the surrounding area.

            RESOLVED: That the application be refused on the grounds that the proposal is contrary to Policy BE1, BE2, H2, the Council’s Supplementary Planning Guidance on New Residential Development and PPS 3, in particular the lack of amenity space, poor layout and over development of the site that is out of character with the surrounding area that would adversely affect the amenity of the future residents of the site and neighbouring properties.

            The consultation procedure undertaken was outlined in the report together with background information in respect of the site. It was noted that two letters of objection had been received, details of which were outlined in the report.

            It was reported that there was a requirement for the developer to apply for a closure order affecting the existing footpaths/highways within the site.

            RESOLVED: That the application be approved subject to the following conditions:-

1.                  Condition specifying amended plans (BE1).

2.                  Materials condition, requiring the submission and approval of the materials to be used (BE2).

3.                  Landscaping condition, requiring the submission of both hard and soft landscaping to include replacement tree planting (BE2).

4.                  Boundary treatments including retaining walls to be submitted and approved in writing (BE2).

5.                  Wheel cleansing facilities to be submitted and approved in writing (BE1).

6.                  Construction and delivery hours to be adhered to throughout the course of the development (BE1).

7.                  Vehicle access, parking, servicing etc to be constructed prior to occupation of properties/commencement of use (BE1).

8.                  Two conditions relating to the agreement and implementation of bin stores cycle parking provision (TP6).

9.                  Submission and agreement of finished floor and site levels (BE1).

10.             Two conditions relating to restriction of permitted development rights relating to extensions and outbuildings and boundary fences etc (BE1).

11.             Site investigation, including mitigation to be submitted and approved in writing (PR14).

12.             Four conditions relating to tree protection during construction (BE1).

13.             Agreement of details and construction design of all retaining walls (BE1).

14.             Provision of appropriate refuse collection bins for use by the occupiers (BE1).

and an additional condition as follows:-

15.            Provision of an oil interceptor for all surface water drainage from car parking areas.

            The Committee was informed that this item had been deferred and would be brought back to a future meeting.

            The consultation procedure undertaken was outlined in the report together with background information in respect of the site. It was noted that eight letters of objection had been received, details of which were outlined in the report.

It was advised that a further letter of objection had been received relating to the loss of green space and the lack of need for housing. In addition one petition containing 85 signatures had also been received in respect of the application.

            Mr Jinks addressed the Committee and spoke against the application and Mr Smith spoke in favour of the application.

            It was reported that Members should be aware that there was a requirement for the developer to apply for a closure order effecting the existing footpaths/highways within the site.

            The Committee was informed that the scheme would result in the redevelopment of a significant area of designated green space and there would be a loss of a number of mature trees from the area.  It was considered that the wider benefits of the scheme would outweigh any harm resulting from the loss of green space and trees especially in the context of the wider regeneration proposals for the area.

            RESOLVED: That the application be approved subject to the following conditions:-

A)                The applicant entering into a legal agreement in relation to the payment of a commuted sum for the provision and improvement of off-site open space.

B)                Conditions relating to the following:

1.      Condition specifying amended plans (BE1).

2.      Materials condition, requiring the submission and approval of the materials to be used (BE2).

3.      Drainage condition, requiring the submission and approval of drainage details (BE1).

4.      Boundary treatments including retaining walls to be submitted and approved in writing (BE2).

5.      Wheel cleansing facilities to be submitted and approved in writing (BE1).

6.      Construction and delivery hours to be adhered to throughout the course of the development (BE1).

7.      Vehicle access, parking, servicing etc to be constructed prior to occupation of properties/ commencement of use (BE1).

8.      Agreement and implementation of cycle parking provision (TP6).

9.      Submission and agreement of finished floor and site levels (BE1).

10. Site investigation, including mitigation to be submitted and approved in writing (PR14).

11. Four conditions relating to tree protection during construction (BE1).

12. Prior to the commencement of development details of recycling facilities shall be submitted (BE1).

13. Prior to the commencement, a noise survey shall be submitted with appropriate remediation measures (BE1).

14. Prior to the commencement of development, shutter details shall be submitted and approved (BE16).

15. Prior to the commencement of development, details of the play area, including structures and materials, shall be submitted (BE1).

16. Provision of appropriate refuse collection bins for use by the occupiers (BE1).

C)        That if the legal agreement is not executed within a reasonable period of time authority be delegated to the Operational Director - Environmental and Regulatory Services, in consultation with the Chairman or Vice Chairman, to refuse the application on the grounds that  ...  view the full minutes text for item 66.

            The consultation procedure undertaken was outlined in the report together with background information in respect of the site.

            RESOLVED: That the application be approved subject to the condition relating to the following:-

1. Requiring material to match the existing property (H6).

            The consultation procedure undertaken was outlined in the report together with background information in respect of the site. There had been two comments received from local residents, details of which were outlined in the report.

            It was reported that the Health and Safety Executive (HSE) had advised against the proposal and had been asked whether or not they wished for the application to be called in. The Committee was informed that the HSE did not wish for it to be called in: a consultant on risk had advised that the proposal did not conflict with Policy PR12 and it provided appropriate standard layout design.

RESOLVED: That the application be approved subject to the entering into of a Legal Agreement for off-site Open Space provision and the following conditions:-

1.      Condition specifying amended plans (BE1 & BE2).

2.      Entering into of a S.106 Legal Agreement for a financial contribution towards off-site open space (H3).

3.      Site investigation (PR14).

4.      Materials condition, requiring the submission and approval of the materials to be used (BE2).

5.      3 landscaping conditions, requiring the submission of both hard and soft landscaping to include replacement tree planting (BE2).

6.      Boundary treatments including retaining walls to be submitted and approved in writing (BE22).

7.      Wheel cleansing facilities to be submitted and approved in writing (BE1).

8.      Construction and delivery hours to be adhered to throughout the course of the development (BE1).

9.      Vehicle access, parking, servicing etc to be constructed prior to occupation of properties/commencement of use (BE1).

10. Maintenance of appropriate visibility splays at site entrance (BE1).

11. Two conditions relating to the agreement and implementation of bin stores cycle parking provision (TP6).

12. Five conditions relating to tree protection during construction (BE1).

13. Provision of appropriate refuse collection bins for use by the occupiers of the apartments (BE1).

14. No lighting to be installed on building without further approval (BE1).

15. No installation of satellite dishes without further approval (BE2).

and the following additional conditions:-

16. Appropriate visibility splay.

17. Hard surfacing adjacent to the trees.

18. Additional tree protection in order to ensure special working methods are used to construct any hard surfacing within the designated root protection zones and strictly carried out in accordance with the arboriculture method statement. 

(NB: Councillor Polhill declared a personal and prejudicial interest in the following item of business due to being a board member of Widnes Regeneration Limited and left the room during its consideration.)

The consultation procedure undertaken was outlined in the report together with background information in respect of the site.

Mr MacBeth addressed the Committee and displayed boards with the proposed layout and design of the application.  It was noted that Members felt this was an excellent and much needed proposal.

RESOLVED: That the application be approved subject to the following conditions:-

1.            Standard Outline Conditions and Reserved Matters.

2.            Submission of good quality materials (BE2).

3.            Boundary Treatment (BE2).

4.            Landscaping both hard and soft landscaping (BE2).

5.            Cycle parking (TP6).

6.            Provision of Green Travel Plan (TP16).

7.            Pedestrian and cyclists access (TP6).

8.            Details of service roads (BE1).

9.            Details of air conditioning, extraction flues (BE1).

10.       Provision of Bin Storage/Waste (BE1).

11.       Wheelwash during construction (BE1).

12.       Construction and delivery hours (BE1).

13.       Provision of bus stops (TP1).

14.       Provision of taxi lay-by (TP5).

15.       Provision of public art (BE2).

16.       Details of public realm area (BE2).

17.       Details of lighting scheme (BE2).

18.       Details of signage (BE2).

19.       Provision of Recycling Facilities (BE2).

20.       Details of swept paths (BE2).

21.       Parking Management Plan (BE1).

22.       Disabled parking (BE1).

23.       No outside storage (BE1).

24.       Opening hours (BE1).

25.       Delivery hours (BE1).

26.       Drainage (BE1).

27.       Site Investigation report/remediation strategy (PR14).

28.       Environment Agency conditions (BE1).

29.       Use restrictions (BE1).

30.       A1 & A3 uses ancillary to the development, and shall not be used until the development of the other facilities (BE1).

It was reported that an appeal had been received following the Council’s refusal of the following application:-

06/00794/COU Proposed change of use from off licence (Class A1) to hot food takeaway (Class A5) at 10 Cronton Lane, Widnes.

The following applications had been withdrawn:-

06/00937/FUL Proposed conversion of existing premises into 4 No. two bed apartments at St.Faith’s Mission, Preston on the Hill, Preston Brook, Runcorn.

06/00964/FUL Proposed single storey rear extension, loft conversion and replacement garage at 21 Malpas Road, Runcorn.

06/00970/FUL Proposed conversion of existing stable building and erection of 7 No. new apartments to provide 7 No. accommodation units at 35 Irwell Lane, Runcorn.

07/00041/FUL Proposed free standing conservatory to rear of Browside Farm, Moss Lane, Moore.

A petition had been received regarding the following application: -

06/00939/COU Proposed change of use of car wash into a takeaway (Class A5) at Halton Brow Service Station, Halton Brow, Runcorn.