Agenda and minutes

          The Minutes of the meeting held on 28 January 2025, having been circulated, were taken as read and signed as a correct record.

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

Prior to the presentation of the item, Officers provided the Committee with the following updates:

·        In the summary table on page 8 of the printed agenda next to recommendation, the words grant ‘outline’ planning permission should read, grant ‘full’ planning permission; 

·       Page 18 – 33 no. additional market dwellings should read 31 no. additional market dwellings;

·       The NPPF paragraph numbers set out in the report were superseded by the December republication of the NPPF.  The report referenced paragraph numbers of the previous version of the NPPF consistent with the objection from the Georgian Group.  Assessments of the relevant paragraphs of the NPPF were set out in the policy assessment section of the report at pages 30-33 of the printed agenda, and in the assessment Georgian Group objection set out at pages 37-48 of the printed agenda, and in full at appendix 2 of the report.  The renumbered paragraphs were not considered to affect the overall assessment of Green Belt policy; and

·       Both applications are required to be referred to the Secretary of State.  In the case of the FUL application, this was to be referred for Green Belt protection reasons.  In the case of the LBC this was to be referred for heritage protection reasons.  As a result the recommendations will need to be amended to account for the delegated authority necessary to undertake this exercise.

Two applications were presented, a full planning application concerning new operational development at the Daresbury Estate and a Listed Building Consent application that sought changes to the appearance of the listed buildings on site.

The applications concerned an enabling development, a term used that sets out a justification for non-policy compliant development to achieve an aspirational aim, which in this case involved the restoration and preservation of a grade II* listed heritage asset that was featured on the Historic England heritage at risk register since 2010. 

It was noted that the Council had previously approved a similar scheme in 2009 but unfortunately, that scheme did not come forward.  Since that time the Daresbury Hall estate had fallen into a significant form of disrepair and had been victim to a number of fires.  The property today was in a serious state of decay and was being propped by specialist scaffolding.  Members were referred to the drone imagery set out on pages 19-22 of the printed agenda, which showed its current state of disrepair.

Officers advised that notwithstanding the objection of the Georgian Society, the scheme had been assessed by the Council’s retained Heritage Advisor, Historic England and Daresbury Parish Council, who raise no objection to the development proposal.

The Committee was addressed by Mr Muir, a representative of the Applicant, who summarised the benefits of the proposal:

·       The restoration of Daresbury Hall and coach house would enable the Grade II* listed heritage asset to be converted to residential, ensuring its longevity for future generations;

·       A robust and  ...  view the full minutes text for item 76.

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

The Committee was advised of the following updates since the publication of the agenda:

·        The red line plans in the report pack had been updated, resulting in a slightly smaller site boundary to reflect to original outline boundary and remove the isolated area of land to the east of the rail line.  This was a correction and was not considered to affect the determination;

·       An updated Affordable Housing Strategy had been received which indicates provision of 50% affordable rent and 50% intermediate home ownership.  The applicant had stated however, that they were still in discussion with the providers and the final split was yet to be agreed.  An additional condition was therefore recommended to allow this to be resolved;

·       The updated noise report had been received.  The proposal for upgraded glazing and ventilation to be installed in bedrooms facing the railway line at certain properties was confirmed as acceptable;

·       With respect to open space, the only deficiency identified within the neighbourhood was for children and young people and not the other deficiencies listed at page 125 of the printed agenda.  The scheme was considered to offer sufficient provision in this regard; and

·       Condition number two in in the recommendation should read Detailing external finishing materials.

It was noted that discussions were still ongoing with Highways officers and the LLFA to finalise the detailed layout and to confirm the final drainage strategy, hence the request for delegation. 

One Member requested that the Committee be advised of the final split in relation to affordable housing, once this was agreed.

Following a vote, the Committee agreed that the application be approved, subject to the conditions below.

RESOLVED:  That authority be delegated to the Director of Planning and Transportation, to determine the application in consultation with the Chair or Vice Chair of the Committee, following the satisfactory resolution of the outstanding issues relating to drainage and highways. 

Upon satisfactory resolution, that the application be approved subject to the conditions below and any additional conditions recommended through the resolution of the issues relating to drainage and highways:

1.     Approved plans;

2.     Detailing external finishing materials (GR1);

3.     Site levels (GR1);

4.     Submission and agreement of an updated LHMP (HE1);

5.     Tree protection / arboricultural method statement (CS(R)21 and HE1);

6.     Securing landscaping / detailed planting plan (GR1, GR2 and HE5);

7.     Parking and servicing (C1 and C2);

8.     Detailing play equipment/street furniture (RD4/GR1);

9.     Detailing boundary treatment (GR3);

10. Permitted development removal – garages (GR1 and GR2);

11. Permitted development removal – Fences (GR1 and GR2); and

12. Securing an updated affordable housing strategy (CS(R)13).

The following appeals had been received/were in progress:

23/00194/FUL

Proposed internal reconfiguration of existing dwelling and part double, part single storey extension at 62 Church Road, Hale.

24/00125/FUL

Proposed two storey pitched roof extensions to front and side, single storey flat roof rear extension and new roof over existing side extension and detached garage at Tileacres, 29 Hale Road, L24 5RB.

24/00097/FUL

Erection of two drive-thru units with ‘drive-thru’ facilities together with associated car parking, servicing and landscaped areas at Green Oaks Centre, Widnes.

22/00569/OUT

The Secretary of State has called in the planning application for the Heath Business and Technical Park, Runcorn.  This would be considered at a Public Inquiry.

The following appeals had been determined:

23/00200/FUL

Proposed removal of existing conservatory and construction of single storey rear extension at Sexton Cottage, Daresbury (DISMISSSED).

21/00711/FUL

Proposed division of one flat into two flats on ground floor at Unit 5 Salisbury Street, Widnes (DISMISSED).