COMMITTEE DATE: 07/11/2011 Application Reference: 11/0741 WARD: Clifton DATE REGISTERED: 10/08/11 LOCAL PLAN ALLOCATION: Protected School Playing Fields/Grounds APPLICATION TYPE: Full Planning Permission APPLICANT: Eric Wright Construction Limited PROPOSAL: Partial demolition of existing buildings, erection of a single storey extension block, external alterations to existing primary school, reconfiguration of playgrounds and car park and relocation of floodlit Multi-Use Games Area (MUGA) fronting Langdale Road LOCATION: MERESIDE JUNIOR AND INFANT SCHOOL, LANGDALE ROAD, BLACKPOOL, FY4 4TS ----------------------------------------------------------------------------------------------------------------- Summary of Grant Permission Recommendation: CASE OFFICER C Johnson SITE DESCRIPTION The application site is a part single and part three-storey primary school in the heart of Mereside, which is predominately residential in character comprising of single and two-storey detached and semi-detached dwellings. The site fronts Langdale Road and abuts residential development to the east (Clifton Avenue) and north (Catforth Avenue) and on the south side of Langdale Road. To the west is a church and a community centre and there is also a Primary Care Trust (PCT) rehabilitation and assessment building to the north of the site. The school is located on the east of the site with a temporary building to the west which is currently used as a nursery. There is a playing field to the west and a Multi Use Games Area (MUGA) and playground to the north. The school has recently had a single storey extension (approved under reference 06/0905) and this application seeks to retain this and the three-storey junior block at the east of the site and demolish the main hall, infant and nursery block to the south/west. The existing MUGA is enclosed by a 2.1 metre high fence and has four 8 metre high flood lights which were installed in 2003/4 and approved under reference 03/0985. The area is allocated Playing fields and Sports Grounds under the Local Plan 2001- 2016. The Committee will have visited the site 7th November 2011. DETAILS OF PROPOSAL This proposal involves the demolition of the single storey hall, infant block and temporary nursery building to the south of the site (1552m² of floorspace), the erection of a single-storey extension block (1456m²) in a similar design as the recently erected single-storey extension (reference 06/0905), erection of first floor and second floor extensions (134m² and 63m² respectively) external alterations to the retained buildings, the reconfiguration of the car parks, relocation of the floodlit MUGA and the erection of 1.8 metre paladin fencing to enclose newly formed playgrounds. The proposal would result in the school going from a one form entry to a two form entry school. MAIN PLANNING ISSUES The principle of development in this location The impact on neighbour amenity and the appearance of the development in the streetscene The acceptability of the car parking provision and highway safety The impact on play space and sporting facilities Sustainable development These issues will be discussed in the Assessment section of the report. CONSULTATIONS Head of Transportation The proposal will lead to a loss of 15 parking spaces but no staff numbers are given. Is concerned that the proposal could lead to on street parking. There is a proposal to provide to pick up/drop point within the site. Is concerned about how will this be managed The School Travel Plan requires updating. Applicant to contact Policy Officer – Travel Plans, Transportation, Holman House, Layton Depot, (01253) 476330. No cycle storage is shown either on the drawing or on the application for either staff or children. This should be provided. The plans and application states that pedestrian and vehicular access routes will be clearly signed. would like clarification regarding what signage is to be provided. Any signage on the public highway must comply with the Traffic Signs Regulations and General Directions 2002 and agreed with Transportation. A Demolition Plan and Construction Management Plan should be conditioned and be submitted and agreed prior to any works commencing on site. Pedestrian access for pupils to the site should be improved, to this effect I would like to see the installation of an adequate pedestrian crossing facility within close proximity of the school. Head of Housing and Environmental Protection Service There are no objections to the principle of relocating the MUGA but there is the potential for noise nuisance due to the proximity to residential accommodation, especially those on Langdale Road and Borrowdale Road. During the evenings as background noise levels fall, public use may adversely impact on the health of nearby residents due to noise from users caused by shouting and calling whilst at play. There is also the possibility of complaints of light nuisance arising from the use of floodlighting. Therefore the luminaries need to be carefully positioned utilising suitable shields where necessary in order to prevent unacceptable light spill and glare affecting the occupiers of nearby residential properties. The Institute of Lighting Engineers guidance notes on the reduction of obtrusive light, recommends that for sports lighting installations, luminaries with double-asymmetric beams are so designed so that front glazing is kept at or near parallel to the surface being lighted. It has been recommended that the use of the MUGA be restricted for school use Monday to Friday 09.00 - 18.00 hours and Saturday mornings 09.00 - 12.00 hours. Also that the measures regarding high level lighting will be incorporated within any conditions. Police Architectural Liaison Officer No comments have been received. Any comments which are received before the Committee meeting will be reported in the update note. Sport England An initial objection relating to the loss of existing facilities and playing fields has been withdrawn following amendments to the scheme. They have requested that two conditions be applied to any permission granted. The first would require the submission of a Community Use Scheme for agreement by the Local Planning Authority in conjunction with Sport England. Such a scheme would include details of pricing policy, hours of use, accessibility, management and a mechanism for review. The second condition requires details for the phasing of development, including the provision of the Multi Use Games Area, to be submitted to and approved in writing following consultation with Sport England. Sport England wish to maintain a statutory objection to this application should the Council be minded to approve the application without the above conditions and in accordance with The Town and Country Planning (Consultation) (England) Direction 2009, the application should be referred to the Government Office for determination. Environment Agency No comments. United Utilities A response has been received objecting to the application until such time where a drainage strategy which highlights the proposals for Surface Water Drainage has been submitted. United Utilities endorse the key objectives of PPS25 with regards to surface water hierarchy and seek to use the opportunities offered by new developments to remove surface water discharges to improve storm spill requirements for outfalls to the sea. The site must be drained on a separate system, with foul only connected to the sewage network. Surface water must not, under any circumstances be connected to the public sewerage system. Surface water should discharge to sustainable drainage systems, e.g. permeable paving, landscaping, water harvesting systems or green roof technology. A public sewer runs along the boundary of the site and United Utilities will not permit building over it and requires an access strip width of 6 metres, 3 metres either side of the centre line of the sewer for maintenance or replacement. Deep rooted shrubs and trees should not be planted in the vicinity of the public sewer and overflow systems. Electricity North West The development is shown to be adjacent to or affect Electricity North West operational land or electricity distribution assets. Where a development is adjacent to operational land the applicant must ensure that the development does not encroach over either the land or any ancillary rights to access or cable easements. If planning permission is granted the applicant should verify such details be contacting Electricity North West. The cost associated with diverting any apparatus because of the works proposed will normally be met by the applicant. Head of Sport and Physical Activity The Head of Sport and Physical Activity is supportive of the application as there is a clear need for a floodlit MUGA at the school which in addition can be used by the local community. The existing MUGA is well used so it is important that such a facility is retained. PUBLICITY AND REPRESENTATIONS Site notices were displayed 18th August 2011 The press notice was published 1st September 2011 The neighbours were consulted 18th August 2011 Some neighbours were re- notified on 13th October 2011 following the submission of amended plans showing the location of the proposed MUGA. No representations have been received at the time of writing this report. Any representations which are received before the Committee meeting will be reported in the update note. NATIONAL PLANNING POLICY AND GUIDANCE Planning Policy Statement 1 (PPS 1): Delivering Sustainable Development - this Policy states that planning should facilitate and promote sustainable and inclusive patterns of urban and rural development by: ensuring high quality development through good and inclusive design, and the efficient use of resources; and, ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community. addressing accessibility (both in terms of location and physical access) for all members of the community to jobs, health, housing, education, shops, leisure and community facilities; delivering safe, healthy and attractive places to live; and, supporting the promotion of health and well being by making provision for physical activity. Planning Policy Guidance 17 (PPG 17): Planning for Open Space, Sport and Recreation - this guidance requires Local Authorities to undertake an assessment of existing sports facilities and open spaces in order to manage supply to meet the needs of local communities. The guidance states that Local Authorities should seek opportunities to maximise the value of existing facilities, particularly where the land is under-used. EMERGING NATIONAL PLANNING POLICY The Minister of State for Decentralisation (Mr. Greg Clark) issued a Statement 'Planning for Growth' on the 23rd March 2011 which emphasises the Government’s top priority to reform the planning system to promote sustainable economic growth and jobs. The Chancellor indicated that the forthcoming National Planning Policy Framework will expect local planning authorities to plan positively for new development; to deal promptly and favourably with applications that comply with up- to-date plans and national planning policies. The Draft National Planning Policy Framework states that the planning system should promote strong, vibrant and healthy communities by creating a good quality built environment, with accessible local services that reflect the community's needs and supports its health and well-being (Consultation ended 17th October 2011). The Government attaches great importance to the design of the built environment. Good design is indivisible from good planning and should contribute positively to making places better for people. This is a key element in achieving sustainable development. Local authorities should take a proactive, positive and collaborative approach to the development of schools by working with schools promoters to identify and resolve key issues before applications are submitted. Local authorities should attach very significant weight to the desirability of establishing new schools and should seek to mitigate any negative impacts of development. SAVED POLICIES: BLACKPOOL LOCAL PLAN 2001-2016 Policy LQ1 (Lifting the Quality of Design) states that all development must have a positive impact on the appearance of their environment. Policy LQ2 (Site Context) requires all developments to be designed so as to be appropriate in their site context. Policy LQ4 (Building Design) states that the scale, massing and height of new buildings should be appropriate for their use and location and be related to the width and importance of the street or space and the scale, massing and height of neighbouring buildings. Safe and convenient access and servicing into and around the building must be provided and particular attention should be given to the needs of people with disabilities, the elderly and people with young children. Policy LQ6 (Landscape Design and Biodiversity) requires new developments to incorporate landscaping and benefits to biodiversity wherever possible. Policy LQ8 (Energy and Resource Conservation) states that buildings should be designed in a way that minimises their overall demand for resources. Proposals for development will need to take into account the efficient and effective use of land, including the reuse of existing buildings where appropriate and the provision of storage facilities for materials to be recycled and measures for the collection, storage and recycling of rainwater. Policy BH3 (Residential and Visitor Amenity) prohibits developments which would have an adverse impact on residential amenity. Policy BH7 (Playing Fields and Sports Grounds) states that development will not be permitted where it would result in the loss of existing playing fields unless it is of a sports facility of sufficient benefit to outweigh the loss of the playing field. BH19 (Neighbourhood Community Facilities) confirms that the Council will promote and encourage opportunities for new community facility provision on derelict, vacant, underused or other appropriate sites in areas where there is an identified shortfall in provision. Policy AS1 requires all developments to be accessible in a safe and convenient manner by all users by a range of transport modes, including sustainable options. Policy AS2 states that new developments which would generate significant levels of travel will only be permitted in locations which have good access to the existing main highway network and which are well served by sustainable modes of transport. Policy AS3 requires the provision of convenient and secure cycle parking facilities at key destinations such as schools. EMERGING PLANNING POLICY Core Strategy Preferred Option (April 2010): Policy G1 (Neighbourhood Regeneration) seeks to secure a better quality of life and deliver sustainable healthy communities in Blackpool’s neighbourhoods by promoting and permitting development and investment which provides an appropriate scale, form and high quality of schools, shops, health and local community facilities. Policy G7 (Protected Green Space) states that public open space, playing fields and sports grounds will be protected and improved to enhance their quality and value to local communities and to Blackpool as a whole: ASSESSMENT The principle of development in this location The principle of redeveloping the school is considered acceptable subject to other detailed considerations including the loss of any part of protected playing fields or sports grounds (considered elsewhere in the Assessment part of the report). The development would improve the schools facilities and provision for additional pupils, bringing the facilities in line with the latest guidance on educational space (as described in the Building Bulletin 99 which offers non-statutory guidelines for primary school buildings) The impact on neighbour amenity and the appearance of the development in the streetscene The proposal involves 1653m² of new build floorspace over three floors and once demolition works are complete, would result in a net gain of 110m² of floorspace. The curved extension proposed would result in the school circling around a central playspace. The majority of the extension would be single storey with 134m² of additional floorspace at first floor and an additional 63m² at second floor adjacent to the existing three-storey building which is to be retained. The school as extended would be no higher than the existing buildings with only small extensions to the first and second floor. The proposed extensions are at least 20 metres away from the nearest residential boundary at 1 Catforth Avenue and at least 30 metres away from the nearest dwelling. The proposals would have no impact on residential amenity in terms of overlooking, loss of privacy or loss of light. The materials on the proposed curved single-storey extension would match the existing single storey element and have pale coloured rendered elevations and a standing seam aluminium roof and powder coated windows. Details of the materials on both the extensions and the proposed external alterations to the three-storey building to be retained should be agreed by condition. The existing MUGA is approximately 24 metres away from the nearest residential boundary at 1 Catforth Avenue and the reconfiguration of the hard surfacing would locate playspace to within 4 metres of the rear boundary with that dwelling. Additional landscaping would help act as a buffer, but given that the area to the south of 1 Catforth Avenue is already established playing fields and part of the school grounds, the potential for noise nuisance already exists. The relocation of the MUGA away from its current location and the installation of 1.8 metre paladin fencing would restrict access to the north of the site out of school hours and would reduce the potential for noise disturbance for 1 Catforth Avenue and 26 - 34 Clifton Avenue in the evenings. The replacement MUGA would be located 10 metres from the Langdale Road boundary and would measure 38.7 metres by 18.5 metres. The MUGA would be approximately 26 metres away from the rear boundaries of Catforth Avenue and approximately 28 metres from the front boundaries of properties on Langdale Road. The Head of Environmental Protection has asked for the MUGA to be restricted to use by the school only and hours restricted to Monday to Friday 09.00 - 18.00 hours and Saturday mornings 09.00 - 12.00 hours. The existing MUGA (granted under reference 03/0985) has a condition requiring that the MUGA shall not be used between 2130 hours and 0830 hours on the following day. As the existing MUGA is closer to residential boundaries than the proposed MUGA which would also be located on a busy road, and given the requirements of Sport England that the MUGA be made available for community use and the advantages associated with having a community use MUGA in terms of inclusion and health and fitness, it is considered that duplicating the previous hours restriction would both allow the MUGA to be used by the community whilst protecting residential amenity. The MUGA would be sat further away from Langdale Road than the existing temporary nursery building and single storey infant block and would be less visually intrusive than these buildings. It has been suggested that the MUGA would be enclosed by up to 2.1 metre high paladin fencing and be floodlit. Details of the MUGA including details of the enclosure, height and positioning of the floodlights should be agreed by condition in order to protect neighbour amenity and the appearance of the MUGA in the streetscene. It is proposed to retain some of the trees and existing landscaping around the site and a condition requiring a hard and soft landscaping scheme is considered necessary to ensure that the site is sufficiently landscaped. Additional landscaping around the proposed MUGA would also soften the appearance of the enclosure in the streetscene. A Construction Management Plan is required which includes details of dust mitigation measures, noise control, hours of construction, arrangements for contractors compounds, temporary enclosures, security, wheel cleaning and routing of construction traffic in the interests of amenity and highway safety. The impact on play space and sporting facilities Although the proposal would result in a two form entry school, the proposed development is a more efficient use of the land which would not have a material impact on the useablitily of the playing field and would increase the amount of green space around the school. The existing MUGA is tucked away behind the main school buildings to the north of the site. Moving the MUGA to the south and closer to Langdale Road will make it more of a community facility and more accessible, enabling a wider range of sports to be played by a greater number of people and mitigating against the minimal loss of playing field. The existing playing field is under utilised for sports and the applicants intend to mark the field up for football and athletics to mitigate against the temporary loss of the existing MUGA during construction works. A Community Use Agreement should be submitted to ensure that there are adequate sporting facilities in the area for use by the wider community. A phasing scheme has been submitted in the Design and Access Statement but it does not include reference to the MUGA or refer to the implementation of any other sporting and play facilities. Details of the phasing of the development including the MUGA and other sporting and play areas is required to ensure that there is sufficient provision on site to meet the needs of the school and the local community. The acceptability of the car parking provision and highway safety There are currently 44 car parking spaces for the school and the proposal would result in 28 spaces which is a net loss of 16 spaces. Five of these spaces would be for short stay visitors and drop off and three spaces would be accessible. The Car Parking Standards for a Primary School requires one car parking space per classroom/activity area which could be reduced as part of a Travel Plan. There are 34 classrooms/activity areas proposed so there is a shortfall in parking provision of 6 spaces. Langdale Road however, is on a busy bus route with services which travel across Blackpool. The nearest bus stop is approximately 50 metres away from the main entrance of the building. A Travel Plan has been submitted which is dated 2005. As the proposal would result in an increase in the number of pupils and therefore more staff (numbers have not been provided) and more general comings and goings to and from the site and potential increase in demand for car parking, an up to date Travel Plan should be submitted and the details within agreed by condition. Details of cycle storage and servicing arrangements should also be agreed by condition. There are no highway works proposed. Sustainable development The Design and Access Statement confirms that the new build elements of the scheme would be designed to BREEAM 'Very Good' standard and the refurbishment of the retained buildings will be brought up to meet current Building Regulations. (BREEAM stands for BRE Environmental Assessment Method and it is a voluntary measurement rating for green buildings that was established in the UK by the Building Research Establishment). A Surface Water Drainage Strategy is required to ensure there are no additional pressures on the existing surface water and foul drainage infrastructure and will encourage the school to consider water usage as part of the development. A condition requiring the details of a secure refuse store for both residual and recyclable materials is considered necessary. LEGAL AGREEMENT AND/OR DEVELOPER FINANCIAL CONTRIBUTION None required. HUMAN RIGHTS ACT Under Article eight and Article one of the first protocol to the Convention on Human Rights, a person is entitled to the right to respect for private and family life, and the peaceful enjoyment of his/her property. However, these rights are qualified in that they must be set against the general interest and the protection of the rights and freedoms of others. This application is not considered to raise any specific human rights issues. CRIME AND DISORDER ACT 1998 The contents of this report have been considered in the context of the Council's general duty, in all its functions, to have regard to community safety issues as required by section 17 of the Crime and Disorder Act 1998 Recommended Decision: Grant Permission Conditions and Reasons 1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990 (as amended). 2. Details of materials to be used on the external elevations shall be submitted to and agreed in writing by the Local Planning Authority prior to the development being commenced. Reason: In the interests of the appearance of the locality, in accordance with Policies LQ1 and LQ14 of the Blackpool Local Plan 2001-2016. 3. Prior to the commencement of the use of the Multi Use Games Area (MUGA) a Community Use Agreement shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The Agreement shall include details of hours of use, access by non-school users, management responsibilities and include a mechanism for review. The approved Agreement shall be implemented upon commencement of use of the development. Reason: To secure the provision of sporting facilities in accordance with Policy BH5 of the Blackpool Local Plan 2001-2016. 4. Prior to the commencement of development details for the phasing of development, including the timetable for the provision of the Multi Use Games Area (MUGA), shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. The development shall be carried out in accordance with the approved details. Reason: To secure the provision of sporting facilities in accordance with Policy BH5 of the Blackpool Local Plan 2001-2016. 5. The details of the Multi Use Games Area (MUGA) including the details of the enclosure and the height, luminance and positioning of lighting columns shall be submitted to and agreed in writing prior to the MUGA hereby approved first being brought into use. Reason: In the interests of safeguarding residential and visual amenity, in accordance with BH3 of the Blackpool Borough Local Plan 2001-2016. 6. The Multi Use Games Area (MUGA) shall not be used between 2130 hours and 0830 hours on the following day. Reason: To safeguard the living conditions of the occupants of nearby residential premises, in accordance with Local Plan Policy BH3. 7. a) No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. These details shall include any proposed changes to existing ground levels, details of the 1.8 metre high fencing proposed, areas of soft landscaping, hard surfaced areas and materials, planting plans specifications and schedules (including plant size, species and number/densities), existing landscaping to be retained and shall show how account has been taken of any underground services. b) The landscaping works shall be carried out in accordance with the approved details within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing by the Local Planning Authority (whichever is sooner). c) Any trees or shrubs planted in accordance with this condition which are removed, uprooted, destroyed, die, or become severely damaged or seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its written consent to any variation. Reason: To ensure the site is satisfactorily landscaped in the interests of visual amenity and to ensure there are adequate areas of soft landscaping to act as a soakaway during times of heavy rainfall with regards to Policy LQ6 of the Blackpool Local Plan 2001-2016. 8. Within three months of the commencement of development, a review of the existing school Travel Plan shall be undertaken and an updated Travel Plan shall be submitted to and agreed in writing by the Local Planning Authority within 6 months of the commencement of development. The updated Travel Plan shall include confirmation of a travel co-ordinator and a format that consists of surveying, travel audits, a working group, action plans with timescales and target setting for the implementation of each element. The revised Travel Plan shall then be implemented in accordance with the timetable therein and shall continue to be implemented as long as any part of the school is in use. Reason: In order to ensure appropriate provision exists for safe and convenient access by public transport, cycle, and on foot as well as by car, in accordance with Policy AS1 of the Blackpool Local Plan 2001 - 2016. 9. No part of the development hereby approved shall be occupied until details of secure cycle storage has been submitted to and agreed with the Local Planning Authority and the agreed cycle storage has been provided. The agreed cycle storage provision shall thereafter be retained. Reason: To enable access to and from the property by sustainable transport mode, in accordance with Policy AS1 of the Blackpool Local Plan 2001-2016. 10. No development shall take place until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Construction Management Plan shall include and specify the provision to be made for the following; dust mitigation measures during the construction period control of noise emanating from the site during the construction period hours of construction work for the development contractors' compounds and other storage arrangements enclosure of the development sites provision for all site operatives, visitors and construction loading, off loading, parking and turning within the site during the construction period arrangements during the construction period to minimise the deposit of mud and other similar debris on the adjacent highway, and the routeing agreement of construction traffic The construction of the development shall then be carried out in accordance with the approved Construction Management Plan Reason: In the interests of the amenities of surrounding residents, to safeguard the character and appearance of the area and in the interests of highway safety in accordance with Policies LQ1, AS1 and BH3 of the saved Blackpool Local Plan 2001-2016. 11. Prior to the commencement of any development, a surface water drainage strategy shall be submitted to and agreed in writing with the Local Planning Authority and the strategy shall subsequently be implemented in accordance with the approved details prior to the development first being brought into use. Reason: To minimise the risk of flooding and ensure surface water from the development doesn't overload surface water drains in the local area during times of inclement weather in accordance with Policies NE7 and NE10 of the Blackpool Local Plan 2001 - 2016. 12. Prior to the occupation of the development hereby approved, details of secure refuse storage shall be submitted to and agreed with the Local Planning Authority and the agreed refuse storage shall be provided prior to the development hereby approved first being brought into use and shall thereafter be retained. Reason: In the interests of the appearance of the locality and the residential amenity in accordance with Policies LQ1 and BH3 of the Blackpool Local Plan 2001-2016. 13. Prior to the development hereby approved being first brought into use the car parking provision shown on the deposited plans shall be provided and shall thereafter be retained. Reason: In the interests of the appearance of the locality and highway safety, in accordance with Policies LQ1 and AS1 of the Blackpool Local Plan 2001-2016. 14. Prior to the occupation of the development hereby approved, details of the servicing arrangements for the site shall be submitted to and approved by the Local Planning Authority. The approved details shall then be provided as part of the development and shall be retained as such. Reason: In the interests of the appearance of the locality and highway safety, in accordance with Policies LQ4 and AS1 of the Blackpool Local Plan 2001-2016. REASONS FOR RECOMMENDED DECISION 1 The proposals have been considered in relation to Policies BH3, BH7, BH19, LQ1, LQ2, LQ4, LQ6, LQ8, LQ14, AS1, AS2 and AS3 of the Blackpool Local Plan 2001 - 2016 and are in accordance with those policies and there are no other material considerations which weigh sufficiently against the proposal such as to warrant refusal. Advice Notes to Developer 1. Please note this approval relates specifically to the details indicated on the approved plans and documents, and to the requirement to satisfy all conditions of the approval. Any variation from this approval needs to be agreed in writing by the Local Planning Authority prior to works commencing and may require the submission of a revised application. Any works carried out without such written agreement or approval would render the development as unauthorised and liable to legal proceedings. 2. If at any stage during investigative works or the demolition process, a bat, signs of bats or a roost is discovered, all works must cease immediately and advice sought from the Local Planning Authority. It is an offence under The Wildlife and Countryside Act 1981 to Intentionally or recklessly disturb a bat in its roost or deliberately disturb bats and damage or destroy a bat roosting place (even if bats are not occupying the roost at the time) or intentionally or recklessly obstruct access to a bat roost. It is necessary to obtain a licence from Natural England before handling a bat, dead or alive. 3. A public sewer runs along the boundary of the site and United Utilities will not permit building over it and requires an access strip width of 6 metres, 3 metres either side of the centre line of the sewer for maintenance or replacement. Deep rooted shrubs and trees should not be planted in the vicinity of the public sewer and overflow systems. 4. The development is shown to be adjacent to or affect Electricity North West operational land or electricity distribution assets. Where a development is adjacent to operational land the applicant must ensure that the development does not encroach over either the land or any ancillary rights to access or cable easements. If planning permission is granted the applicant should verify such details be contacting Electricity North West. The applicant should be advised that great care should be taken at all times to protect both the electrical apparatus and any personnel working in its vicinity. The applicant should also be referred to two relevant documents produced by the Health and Safety Executive: HS(G) 47 – Avoiding danger from underground services; GS 6 – Avoidance of danger from overhead electric lines.
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