COMMITTEE DATE by benbenzhou

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									 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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