Agenda and minutes

          The Minutes of the meeting held on 8 December 2015, having been 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 below.

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

These three applications were for the same sites, Daresbury Hall, so were considered by the Committee under a single report.  Members agreed that the applications be approved subject to the conditions listed below.

RESOLVED:  That delegated authority is given to the Operational Director – Planning, Policy and Transportation, in consultation with the Chairman or Vice Chairman to:

a)    approve the application, subject to conditions based on those listed below;

b)    agree the recommended Section 106; and

c)     notwithstanding that the application may be called in by the Secretary of State.

1.     The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason:- In order to comply with Section 91 of the Town and Country Planning Act 1990.

2.     Prior to the commencement of development, a sample, full detailed drawings and a detailed specification of the external finishing materials to be used in the construction of all new development (including hard surfaced areas), shall be submitted to and approved in writing by the Local Planning Authority.

Reason:- In the interests of visual amenity, and to comply with Policy BE2 of the Halton Unitary Development Plan.

3.     Prior to the commencement of development, details of all drainage works shall be submitted to and approved in writing by the Local Planning Authority. Such details as are approved shall be implemented to the satisfaction of the Local Planning Authority prior to the completion of development and shall be maintained at all times thereafter.

Reason:- To ensure adequate drainage provision and as the submitted application is deficient with respect to these details and to comply with Policy PR5 of the Halton Unitary Development Plan.

4.     Prior to the commencement of development, full details of the location, height, design and illumination levels for any proposed external lighting and street lighting shall be submitted to and approved in writing by the Local Planning Authority.

Reason:- In order to ensure that these are designed to retain the rural character of the Green Belt and the setting of the Listed Building in accordance with Policies BE9 of the Halton Unitary Development Plan.

5.     Prior to the commencement of development, an updated arboricultural report shall be submitted and approved in writing by the Local Planning Authority. This report should demonstrate full compliance with British Standard 5837 and include a full tree survey, a woodland management plan, a tree protection plan and a method statement to ensure the continued healthy existence of all trees shown to be retained on the approved plan.

Reason:-In order to avoid the damage to the trees on site, in the interests of visual amenity and in accordance with the provisions of Section 197 of the Town and Country Planning Act 1990.

6.     Prior to the commencement of development, details of the treatment of all site boundaries shall be submitted to and approved in writing by  ...  view the full minutes text for item 26.

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

The Committee was addressed by Mr Pugh, the applicant, who explained the site’s planning history and background to his decision to apply for a scheme to convert the building to a House in Multiple Occupation (HMO).  He advised of the plans to bring this dilapidated building back into use which included rewiring; insulation; replacement roof and sash windows and damproofing.  He further advised that each of the 10 rooms would have en-suite bathroom facilities and residents would have access to two large kitchens.  He also advised Members that there would be double the requirement of parking spaces and that the building would be aimed at young professionals and managed by an agent who would ensure the suitability of future tenants.  He requested the approval of his application; a scheme which would restore this historical building in the conservation area to the benefit of the Village.

Members were then addressed by Councillor Howard, who was one of three local Ward Councillors for Halton Castle; who opposed the application.  He explained that Councillor E Cargill was currently Mayor so unable to make any representations to the Committee, so he spoke on behalf of Councillor Cole and local residents.   Councillor Howard commented that this type of housing was not needed in the area and made reference to the three applications providing similar accommodation that had recently been granted planning permission; East Lane House, Castle View House and Grosvenor House, all of which were very close to Halton village.  He argued that ‘young professionals’ did not live in bedsits as the applicant had stated and that the development would cause further congestion for the Village due to the narrowness of the road.  He questioned the refusal of a previous application made due to access issues and how this one differed.  He added that this building was right in the centre of the Village and added character and quality to Halton Village.  He requested that the unauthorised work already carried out be reversed and that the application be refused.

Officers advised the Committee that amended plans had now been received securing the alterations and corrections referred to through the report.  Members were advised that the report identified the garden of the property being designated as within a primarily residential area on the Proposals Map.  As such the report should make reference to UDP Policy H8 for non-dwelling house uses.  It was advised that the tests within that Policy were the same as already addressed through the report and the proposals were considered compliant with that Policy.  It was stated that whilst such higher density housing had raised concerns amongst a significant number of local residents with respect to the nature of the use and potential issues including noise, disturbance and anti-social behaviour, the character of the area and an over concentration of such uses in the area;  Officers advised that these arguments were addressed in more  ...  view the full minutes text for item 27.

Councillor R Hignett declared a Disclosable Other Interest in the following item as he was an Executive Board Member and the sale of the land for this development was discussed at a recent Board meeting.

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

Officers reported that two further representations had been received since the publication of the report which raised issues that were already dealt with in the report.  Further to objections relating to manoeuvrability on and off driveways on Pine Road, Members were advised that the width of the footway had been increased from 2m to 3m to allow additional space behind the proposed driveways to allow entering and exiting.  Further, it was not considered that the development would look out of character as there was already a mix of one, two and three storey properties close by.

The Committee was addressed by Rosemarie Light who advised that although she was not objecting to the properties themselves, she and other residents had concerns over the narrowness of Pine Road and the increase in parked cars that the development would bring.  She also stated that with the present width of the Road, reversing a car would be difficult and unsafe.  She argued that existing tenants as well as the new tenants would suffer due to the lack of parking provision and requested that the plans be looked at to improve this and make the roads safer.  She also disagreed with the advice in the report and commented that the three storey layout of the properties looked out of context in the area.

Ben Smith, the Architect for Halton Housing Trust (HHT) then addressed the Committee outlining the application.  He stated that the application would benefit local housing needs and the economy.  It would meet the requirement for affordable accommodation offering 1, 2 and 3 bedroomed homes and they would be owned and managed by HHT.  He pointed out that the application raised no objections from statutory consultees and met planning policies.  He referred to the objections regarding loss of open space but commented that the land was underused as it was surrounded by roads on all sides so therefore of limited amenity value.  He added that a number of alterations were made to the plans following the public consultation and requested the Committee to approve the application.

Some Members stated their disappointment on the loss of the greenspace with this application even though it was considered to have a low amenity value.   They also requested clarity over the parking provision; this was confirmed as meeting the required parking provision needs for a development of this size.  Taking all matters into consideration the application was voted upon and the majority agreed to approve the application.  Councillors Thompson, C Plumpton Walsh and J Bradshaw wished to record their objections to the application.

RESOLVED:  That planning permission is approved subject to conditions (below) and the securing of a commuted sum for Greenspace enhancements in the locality through the land transaction.

1.     Time limit – full permission;

2.     Approved plans;

3.     Submission of proposed site levels (BE1);

4.     Facing materials to be agreed (BE1 and BE2);

5.     Submission of  ...  view the full minutes text for item 28.