Application Site and Surrounding Area by T22m5984

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									Application Number                    07/2008/0426/OUT

Address                               Roadferry Ltd
                                      Carr Lane
                                      Farington
                                      Leyland
                                      PR25 3AD

Applicant                             Mr P Rothwell

Agent                                 Mr Richard Moffat
                                      Lambert Smith Hampton
                                      79 Mosley Street
                                      Manchester
                                      M2 3LQ

Development                           Outline application for residential development
                                      (Access Only)

Officer Recommendation                Approval Subject to a S106 Agreement

Report Summary

In summary, the proposal to develop 80 new dwellings on the Roadferry site, accessed off
Carr Lane, is considered to be acceptable. The proposal is in accordance with Policies D3,
QD1, QD7, ENV8, T7 and T10 of the South Ribble Local Plan and the Council’s IPPs’ on
Housing, Affordable Housing and Open Space. The proposal is therefore recommended for
approval subject to a Section 106 Agreement for the provision of public open space together
with the delivery of affordable housing and the imposition of conditions.

Site and Surrounding Area

The application site, measuring 1.88 hectares, comprises an area of land that is triangular in
shape and is generally flat, and the land is currently occupied by Roadferry. The site is used
for warehouse and distribution purposes and includes a range of Industrial buildings,
comprising an office, security portacabin, a maintenance building and a goods in/out building.
The site is located within a mixed-use (industrial and residential area) of Farington.

The land is bounded to the north by Carr Lane and beyond by Bridge Cottages and
Centurion Business Park; to the south by residential properties fronting Northgate; to the east
by the West Coast Main Railway Line; and to the west by Farington Business Park, which is
currently occupied by Ainscough Cranes and beyond by Wheelton Lane; and to the south-
west by a new Retail Park (occupied by Morrisons, Homebase and Argos Extra Stores). A
public footpath skirts the southern (FP36) and eastern (FP21) boundaries of the site, which
will be retained . The site is accessed directly off Carr Lane.

Planning History

Planning permission (07/85/0495) was granted in 1985 for a change of use to Haulage Depot
including warehouse facilities and parking area for container vehicles at the Leyland Vehicle
Engine Shed site, Carr Lane Works, Farington.

Planning permission (07/86/0670) was granted in 1986 for a change of use to Haulage Depot
involving part demolition of existing buildings, alterations to remaining building to create paint
store, toilets and repair garage, erection of offices, construction of fuel store and formation of
open storage area, parking area and new access at Carr Lane, Farington.

Planning permission (07/87/0643) was granted in 1987 for the erection of a security
gatehouse at Carr Lane, Farington.

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Planning permission (07/88/0248) was granted in 1988 for an oil storage tank at Carr Lane,
Farington.

Planning permission (07/94/0477) was granted in 1994 for the erection of two single storey
buildings and a portal frame warehouse building at Carr Lane, Farington.

Planning permission (07/94/0698) was granted in 1994 for the use of the existing workshop
building (currently ancillary to Distribution Depot – Class B8) as an Independent Vehicle
Repair Workshop – Class B2, Carr Lane, Farington.

Planning permission (07/95/0507) was granted in 1995 for the installation of a wagon
washing facility, Carr Lane, Farington.

Planning permission (07/98/0066) was granted in 1998 for the erection of extensions to the
existing building to form a new warehouse and offices and siting of new fuel tank, Carr Lane,
Farington.

Planning permission (07/00/0274) was granted in 2000 for the erection of a canopy to the
front of the warehouse, Carr Lane, Farington.

Planning permission (07/00/0767) was granted in 2000 for a single storey extension to the
side of the warehouse to form office accommodation with associated car park and re-opening
of gate to Northgate for car park access only, Carr Lane, Farington.
An outline planning application (07/04/0756) was withdrawn in 2008 for residential
development, related roads, sewers and public open space, Carr Lane, Farington.

The Proposal

Outline planning permission is sought for residential development for 80 dwellings on the
Roadferry site, following the demolition of the existing commercial and industrial buildings
and the removal of the hard-standings. The applicant is applying for access only. However,
the applicant has submitted an indicative layout plan providing a mix of 33 apartments and
47 townhouses on the site.

The proposed development will result in the reconfiguration of the existing access, so as to
improve visibility along Carr Lane. A visibility splay of 2.4 metres x 40 metres is achievable
in both directions from the site access. The applicant is proposing to provide a 2.0 metre
wide footway on both sides of the access road and into the site.

A Planning Supporting Statement, which was prepared by Lambert Smith Hampton, was
submitted with the outline planning application. The Statement highlights that the proposed
residential development would result in the removal of a bad neighbour, due to the high
levels of vehicle movements and the current requirement for 24 hour access to the Roadferry
site. The re-development of the site will provide a mix of types and tenures, together with a
pocket park on the south eastern boundary of the site and extensive new planting throughout
the site. Pedestrian access through the site will be enhanced with the creation of a new
dedicated through route to Northgate and pedestrian access formed to link the site to the
railway bridge on the north eastern boundary of the site. The Supporting Statement re-
iterates the relevant policies in the Development Plan and emphasises that the site is
‘previously developed land’ (brownfield land) within the existing built-up area of Leyland /
Farington.

The planning application has been accompanied by a Design & Access Statement which was
prepared by RAL Architects Limited. The Statement specifies that the proposal is to create a
high quality, contemporary development, which adds character and distinctiveness to the
area whilst retaining the predominant residential scale and massing. The spine road runs
along the eastern boundary of the site and it is fringed to the west by a curving terrace of
three storey town houses and beyond by private gardens and parking court. To the west of
this is a second curved terrace of two storey houses facing west, which fronts onto a footpath
and cycle route. There is a small apartment block which fronts the main access from Carr
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Lane and another block at the end of the spine road. Vehicle parking ranges from integral
garages in townhouses, garage courtyards, individual garage carports, dedicated individual
spaces within curtilages and car parking courtyards. The applicant claims that there is a
central parking court that is accessed from the main spine road, which will keep the majority
of cars screened from the main public vantage points, thereby creating uncluttered street
frontages. The applicant is proposing to provide 25 visitor spaces. The parking ratio for the
site as a whole is 1.58 spaces per dwelling.

A Transport Statement (Project No. 07283), which was prepared by Singleton Clamp &
Partners on 21st May 2008, was submitted with the planning application. A traffic survey was
carried out on 21st November 2007 at the junction of Carr Lane and Wheelton Lane and at
the access point to the application site. The traffic flows show that a high proportion of traffic
on the Carr Lane arm of the Wheelton Lane junction are generated by the Roadferry site. A
large proportion of the Roadferry traffic consists of heavy goods vehicles, with 38% in the
morning peak and 16% in the evening peak hour. The investigations into the traffic
generation of the proposed development reveal that the replacement of the existing
distribution use with residential development would reduce flows to and from the site by
between 17 and 22 vehicles in the peak hour. This represents a reduction in traffic of
approximately 40% or a reduction from 1 vehicle per minute to just over 1 vehicle every 2
minutes in or out of the site. In addition to this, the current use has a high proportion of
HGVs and the removal of this use will also remove all of the HGV movements associated
with it.

A Flood Risk Assessment was undertaken by Atkins Consultants to determine the potential
flood risk associated with the proposed re-development of the Roadferry site. From the
assessment, the impact of the development on flood risk, resulting from the identified flood
hazards, is not considered significant provided the recommended mitigation and operational /
maintenance requirements are implemented.

A Bat Survey was carried out on 21st November 2007 and a Report was prepared by the
Appleton Group on 24th November 2007, which was submitted with the planning application.
The report concludes that from the inspection and assessment of the buildings, there is no
evidence of use or potential for bat roosts. There is a lack of roof spaces that would attract
species that show a preference for such places, typically Brown Long Eared. Additionally,
the immediate habitat is not suited to their specific foraging requirements and opportunities
for crevice dwelling bats such as Pipistrelle are also absent. It can therefore be concluded
that any re-development of the site would not result in the loss of high value bat roost
potential and that in relation to bats no further investigations are necessary.

Summary of Publicity

Three site notices were posted, one at the site entrance, another on Carr Lane and a third on
Woodville Street and neighbouring properties were notified. No letters of representation
have been received.

Summary of Consultations

The Environment Agency raised no objection in principle to the proposed development,
subject to a condition relating to the provision of a surface water regulation system, together
with a ground contamination condition.

United Utilities raised no objection to the proposed development, provided the site is
drained on a separate system, with only foul drainage connected into the foul sewer.
Surface water should discharge to the watercourse / soakaway / surface water sewer and
may require the consent of the Environment Agency. If surface water is allowed to be
discharged to the public sewerage system United Utilities (UU) may require the flow to be
attenuated to a maximum discharge rate determined by UU.

Network Rail was consulted on the application but did not submit any representations on the
proposed residential development.
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The North West Regional Assembly had no comments to make as the proposed
development is not regionally significant (as assessed under the NWRA’s Schedule of
Regionally Significant Planning Application Criteria)

County Highways raised no objection, subject to the provision of a 20 MPH zone to be
created for Carr Lane and the new residential estate on the Roadferry site. Traffic calming
will be required on Carr Lane and the new estate roads. An emergency access route should
also be provided from Northgate, which will be a pedestrian and cycle route and will be
suitable for a fire appliance to access an adoptable length of highway. Pedestrian and
cycling access needs to be provided onto Carr Lane near plot 16 and onto the adjacent new
residential site on Farington Business Park, to the west. The development on the Farington
Business Park site (App. No. 07/08/0118/FUL), to the west, has been requested to provide
pedestrian and cycling access onto the application site.

County Planning raised no objection. Policy 1 of the Joint Lancashire Structure Plan
(JLSP) identifies previously developed land (brownfield sites) as key development locations
for urban regeneration within main towns. Therefore, the proposed development complies
with Policies 1 and 2. Policy EM17 of the Regional Spatial Strategy requires that all
residential developments of 10 or more units should incorporate renewable energy
production, to provide at least 100% of the development’s predicted energy requirements. It
is considered that the 10% target should be met, unless the applicant is able to demonstrate
that its achievement is not possible. County Planning confirmed that the proposed
residential development complies with strategic planning policy.

Lancashire County Archaeology Service raised no objection subject to the imposition of a
condition requiring a programme of archaeological work as there is potential for
archaeological remains associated with the post-Medieval development of the site.

The Environmental Health Officer raised no objection subject to conditions relating to
ground contamination, noise mitigation measures and air quality.

The Council’s MAPS Team raised no objection but recommended that the proposed new
dwellings on the Roadferry site be constructed to ‘Secure by Design’ standards, due to a
number of burglaries at the neighbouring residential and industrial estates. The MAPS Team
also recommend the provision of low level planting for the parking areas so as to reduce the
risk of concealment and give more natural surveillance and reduce the fear of crime, together
with the provision of lighting on the footpath along the western boundary of the site.

Material Considerations

Principle of Development

The site, which lies within the existing built-up area, is occupied by Roadferry, and includes a
diesel refuelling facility as well as offices, truck washing facility and depot buildings. As such,
the site falls within the definition of ‘previously developed land’, (a brownfield site), which is
set out in Planning Policy Statement No. 3 (PPS3).

The proposed development of 80 dwellings on the site comprises a density of 42 dwellings
per hectare, which accords with Government Planning Policy set out in PPS3, which
encourages 30+ dwellings per hectare. The proposed development would also result in the
removal of a non-conforming (industrial) use from a predominantly residential area.

Local Plan Allocation

The current application site is subject to Policies D3 and QD1 of the South Ribble Local Plan.
Policy D3 specifies that proposals for the re-use and re-development of land will be permitted
provided that the land or buildings are not allocated for another use in the Plan. The
development needs to comply with the access, parking and servicing requirements; it needs

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to be in keeping with the character and appearance of the area and not adversely affect the
amenities of nearby residents.

Policy QD1 goes on to specify that “Planning permission will be granted for development
provided that the development will not cause harm to neighbouring property by leading to
overlooking and loss of privacy, overshadowing or an overbearing effect”. (Criterion (f) of
Policy QD1)

Interim Planning Policy: Housing

The outline planning application needs to be determined against the new Interim Planning
Policy (IPP): Housing. It is considered that the proposed development satisfies Policy H2 R
of the IPP, as it is a large ‘previously developed site’ (over 0.4 hectares), located within a
built-up area.

Although the application is only in outline, it needs to be highlighted that Policy H5 R of the
IPP says that: “The Council encourages all new houses to achieve high environmental
standards under the Code for Sustainable Homes, 2008. All new dwellings will be required
to meet Level 3 of the Code by 2010, Level 4 by 2013 and Level 6 by 2016. The Council will
encourage developments to meet the following criteria:
         The design and layout should minimise energy use and maximise energy efficiency.
         Appropriate energy sources should be installed and implemented to reduce carbon
         emissions.
In relation to waste recycling facilities, the Council requires all new housing developments to
incorporate adequate indoor and outdoor storage space for non-recyclable waste and
recyclable household waste”.

Most, if not all of these detailed issues are for consideration at the Reserved Matters stage,
but it is worthwhile highlighting them at the outline planning stage.

Open Space Provision

As the committee are aware, this application is made in outline and is accompanied by an
indicative layout only. If outline planning permission were to be granted, provision would
need to be made within any proposed layout at Reserved Matters stage for on site public
open space. Such provision would need to meet the requirements of the Councils Interim
Planning Policy (IPP) or any other public open space policy in place at the appropriate time.

It is proposed, and has been agreed with the applicant, that the provision of a scheme of on
site public open space, together with details of its future maintenance shall be the subject
of a Section 106 agreement.


Affordable Housing

Policy HP2 R of the Council’s new Interim Planning Policy (IPP) on Affordable Housing says
that to meet the identified housing needs of the Borough, developments on sites for 15 or
more dwellings will be required to make provision for an element of affordable housing.
Under the IPP, the Council requires that 20% of dwellings on the site should be affordable, of
which approximately 70% should be social rented and approximately 30% should be
intermediate housing for sale or rent. It is considered that all the affordable housing (i.e.
20%) should be provided on-site, and the applicant has agreed to this course of action. The
details of the provision and retention of affordable housing on the site, to both initial and
successive occupiers of the dwellings, will need to be dealt with by means of a Section 106
Agreement, in accordance with Policy HP6 R of the IPP.

Privacy & Residential Amenity

Policy QD1 specifies that “Planning permission will be granted for development provided that
the development will not cause harm to neighbouring property by leading to overlooking and
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loss of privacy, overshadowing or an overbearing effect”. (of Policy QD1(f)) With
appearance, layout, scale and landscaping all being matters for future consideration (at the
Reserved Matters stage), from the information provided in the submitted indicative site layout
plan, it is considered that there is an opportunity for a well informed, sensitive design that will
be in accordance with Policy QD1 of the South Ribble Local Plan

Access & Parking Provision

County Highways are satisfied with the proposed residential development on the Roadferry
site. County Highways have requested the provision of a 20 MPH zone along Carr Lane and
the new residential estate. An emergency access route should also be provided from
Northgate, which will be a pedestrian and cycle route and will be suitable for a fire appliance
to access an adoptable length of highway. Pedestrian and cycling access needs to be
provided onto Carr Lane near plot 16 and onto the adjacent new residential site on Farington
Business Park, to the west. The proposed development includes the provision of 150%
parking spaces for the new properties across the site. It is considered that the proposed
development complies with the Transport Policies: T7, T8, T9, T10 and T11 of the South
Ribble Local Plan, but County Highways have requested a number of conditions be imposed,
if planning permission is granted, to ensure highway safety.

Noise

Due to the proximity of the West Coast Main Railway Line and nearby industrial estates (i.e.
Centurion Business Park, Leyland Business Park and Lancashire Business Park), the
Environmental Health Officer has recommended that noise conditions be imposed. The EHO
has recommended the provision of an acoustic barrier along the eastern boundary of the site
with the West Coast Main Railway Line, together with the provision of a noise assessment.
The imposition of noise conditions is considered to be reasonable and necessary, in
accordance with Policies QD1 and QD6 of the Local Plan.

Ground Contamination

The Environmental Health Officer carried out a landfill site search of recorded licensed, pre-
licensing and unlicensed landfill sites situated within 250 metres of the proposed
development site. According to the Environment Agency’s General Development Order
(GDO) Index, the site is located within 250 metres of an historic landfill site (K1/07/029: Pre-
licensing - Centurion Way, Carr Lane, Leyland). It is thought that a significant quantity of fill
material was placed across the site and comprised sand and gravel waste from the
neighbouring Farington Foundry works. The area which is underlain by the former tip is
currently being redeveloped to accommodate industrial/commercial premises. Planning
applications for the redevelopment work have been accompanied by site investigation
reports setting out the ground conditions. The most recent report, compiled by Resource and
Environmental Consultants Ltd (May 2004), stated that made ground was found across the
whole site, up to a maximum depth of 3.6 metres in some areas. Contaminants of concern
identified included Total Petroleum Hydrocarbons, Polycyclic Aromatic Hydrocarbons, a
range of inorganics and metals, particularly high iron concentrations. In addition, ground gas
monitoring revealed elevated concentrations of carbon dioxide and methane, resulting in the
incorporation of gas protection measures into the proposed buildings.

An historical map search was undertaken consulting available pre- and post-war historical
maps from 1891 to 1994. The earliest map shows the site as open land, largely unoccupied
apart from High Ash Farm at the north boundary. The railway line forms the eastern
boundary, beyond which is Farington Factory (Cotton), which has a gasometer on site. A
large unknown structure is first shown on site on the 1928-1932 map, thought to be part of
the Farington Steel Foundry works. By this time, ‘Leyland Paint and Varnish Works’ is
shown adjacent to the southern boundary of the site with a large railway sidings to east. The
1937-1939 map shows the site almost completely covered by a large structure labelled
‘Leyland Motor Works’. The Foundry to the west is referred to as an Iron Foundry.



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The site is currently occupied by the haulage company, Roadferry Ltd, who use the site for
vehicle and transport storage (Class B8 Storage & Distribution). The neighbouring Farington
Business Park site was recently subject of a contaminated land investigation, which
highlighted several areas in need of remediation. One such area borders the Roadferry Ltd
site. Taking into consideration the previous industrial use of the site and close proximity to a
former landfill site and contaminated site, the EHO recommended the imposition of a ground
contamination condition, which is considered to be reasonable and necessary.

Archaeology / Heritage

The County Archaeology Service has informed the Local Planning Authority that the 1st
Edition OS (Lancashire Sheet 69) surveyed in 1844-6 shows the former site of a farm with
outbuilding and orchard known as ‘High Ash’ in the north east corner of the application site,
occupying an area measuring approximately 80 metres (north-south) by 20 metres (east-
west). The recently completed Leyland volume of the Lancashire Extensive Urban Survey
indicates that the area is considered to have the potential to contain archaeological deposits
associated with Medieval and / or later settlement. In addition, there are documentary
references to ‘High Ash’ in Farington dating to 1658 and 1704. Therefore, the Archaeology
Service has recommended that a condition be imposed for a programme of archaeological
work. Such work is likely to involve a watching brief on all ground works, with provision for
open area archaeological excavation on any significant archaeological deposits that might be
encountered. The imposition of such a condition is considered to be reasonable and
necessary, in accordance with Policy ENV17 of the South Ribble Local Plan and PPG16:
Archaeology and Planning.

Nature Conservation

Policy ENV4 says that: “Development which would harm or destroy the habitat of a species
protected by law will not be permitted. Planning conditions and obligations will be used to
secure the retention and management of features of the landscape which are of major
importance for wild flora and fauna”

The planning application was accompanied by a Report of Licensed Bat Survey (The
Appleton Group, November 2007) which identified no evidence of the presence of roosting
bats. However, the ecological consultant made a number of recommendations in the Report
relating to the demolition of the existing buildings on the site and what to do in the event that
bats are discovered. It is considered reasonable and necessary to impose a condition, if
planning permission is granted, for the protection of any roosting bats discovered during
demolition works, in accordance with Policy ENV4 of the Local Plan.

Crime & Anti-Social Behaviour

Crime prevention is a material consideration when determining planning applications. Policy
QD4 says that: “The design, layout and landscaping of new development should take
account of the need for security, personal safety and crime prevention measures.
Developments should be designed to reduce opportunities for crime by creating safe,
defensible and attractive spaces”.

The Council’s MAPS Team has highlighted the fact that the neighbouring residential estates
and business parks have been the subject of recent burglaries whereby buildings have been
targeted and vehicles stolen. The MAPS Team has therefore recommended that the
proposed new dwellings be constructed to ‘Secure by Design’ standards, so as to reduce the
risk of burglary, in accordance with Policy QD4. There is a footpath which runs along the site
which will be retained and could become a regular route from Northgate Drive into the new
estate on the Roadferry site. The MAPs Team has requested the provision of lighting on the
footpath along the western boundary of the site. Northgate is an area which suffers from anti
social behaviour and damage and consideration should be given to the lighting and fencing
(kissing gates) on the footpath to try to eliminate the perceived problem.

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CONCLUSION

The proposal to develop 80 new dwellings, accessed off Carr Lane, is considered to be
acceptable. The proposal is in accordance with Policies D3, QD1, QD7, ENV8, T7 and T10
of the South Ribble Local Plan and the Council’s Interim Planning Policies. The proposal is
therefore recommended for approval subject to the imposition of conditions.

RECOMMENDATION:

That the committee be minded to approve the application and that the decision be delegated
to the Head of Planning and Housing in consultation with the Chairman of the Planning
Committee and the relevant Area Committee Chairman upon the successful completion of a
Section 106 Agreement to secure the provision of on site public open space and the
provision of affordable housing.

RECOMMENDED CONDITIONS:

1.     Application for approval of reserved matters must be made no longer than the
       expiration of three years beginning with the date of this permission and the
       development must be begun not later than whichever is the later of the following
       dates:
       (a) the expiration of five years from the date of this permission; or
       (b) the expiration of two years from the final approval of reserved matters or, in the
       case of approval on different dates, the final approval of the last such matter to be
       approved.
       REASON: Required to be pursuant to Section 92 of the Town and Country Planning
       Act 1990.

2.     That approval of the details of the scale, layout, appearance and the landscaping of
       the site (hereinafter called “the reserved matters”) shall be obtained from the Local
       Planning Authority in writing before any development is commenced.
       REASON: The application is in outline only.

3.     Prior to the commencement of any development, a scheme and programme shall be
       submitted to, and be approved in writing by the Local Planning Authority, for the
       timing and phasing of any demolition, remediation or construction works on the site.
       The development shall proceed in accordance with the agreed scheme and
       programme unless otherwise agreed in writing with the Local Planning Authority.
       REASON: To protect the visual amenities of the area in accordance with Quality of
       Development Policy QD1 in the South Ribble Local Plan.

4.     The new estate road shall be constructed in accordance with the Lancashire County
       Council Specification for Construction of Estate Roads to at least base course level
       before any built development takes place within the site.
       REASON: - To ensue that satisfactory access is provided to the site before the
       development hereby permitted becomes operative.

5.     No dwelling hereby permitted shall be occupied until the means of vehicular access
       has been constructed in accordance with the approved plans including:
       (i)      A 2.0 metre wide footpath on both sides of the access road and into the site.
       (ii)     Visibility splays measuring 2.4 metres by 40 metres on each side of the
       junction with Carr Lane. The land within the visibility splays shall be kept free at all
       times of obstructions in excess of 1.0 metre in height above the height at the centre
       line of the adjacent carriageway.
       (iii)    The provision of a 20 MPH zone along Carr Lane and into the site.
       REASON: In the interests of safety and sustainable transport in accordance with
       Quality of Development Policy QD1 in the South Ribble Local Plan.



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6.    A pedestrian footway and cycle route shall be provided to the western site boundary
      with the adjacent Farington Business Park; a pedestrian footway and cycle route shall
      be provided onto Carr Lane to the north near plot 16; and an emergency access route
      shall also be provided from Northgate to the south, in accordance with a scheme to
      be first agreed with the Local Planning Authority. The pedestrian footways and cycle
      routes and the emergency access route shall be constructed and be available for use
      before the completion of the construction of all of the dwellings in the phase in which
      the footway and cycle route and emergency access is located and be retained
      thereafter.
      REASON: In the interests of safety and sustainable transport in accordance with
      Quality of Development Policy QD1 in the South Ribble Local Plan.

7.    That prior to the commencement of development, an operational vehicle wheel
      washing facility shall be provided on site for the duration of the development for the
      drivers of all vehicles using the site. The wheel washing facility shall be utilised as
      necessary to avoid the deposit of mud and / or loose material on the public highway.
      REASON: In the interests of highway safety and other highway users in accordance
      with Quality of Development Policy QD1 in the South Ribble Local Plan.

8.    That prior to the commencement of development in any agreed phase, details of the
      existing ground level and proposed finished floor levels of the new dwellings, hereby
      approved, shall be submitted to and be approved in writing by the Local Planning
      Authority. The development shall only be carried out in accordance with the
      approved details.
      REASON: In the interests of the amenity of the neighbouring residential properties
      and to accord with Quality of Development Policy QD1 in the South Ribble Local
      Plan.

9.    No development approved by this permission shall be commenced until a scheme for
      the provision and implementation of a surface water regulation system has been
      approved in writing by the Local Planning Authority. The scheme shall be completed
      in accordance with the approved plans.
      REASON: To reduce the increased risk if flooding, in accordance with Environment
      Policy ENV20 of the South Ribble Local Plan.

10.   Prior to the commencement of development, an acoustic barrier shall be erected
      along the eastern boundary of the site, facing the West Coast Main Railway Line. The
      design scheme for the barrier shall be submitted to and approved in writing by the
      Local Planning Authority. The agreed scheme shall be, thereafter, retained for the
      duration of the approved use.
      REASON: To safeguard the living conditions of nearby residents particularly with
      regard to the effects of noise and to accord with Quality of Development Policy QD1
      in the South Ribble Local Plan.

11.   Prior to the commencement of development, a noise assessment shall be undertaken
      which considers any potential noise sources which are likely to impact on the
      proposed development, together with proposed measures to attenuate noise and
      vibrations. The agreed scheme shall be implemented during development and shall
      be thereafter, retained and maintained for the duration of the approved use.
      REASON: To safeguard the living conditions of prospective residents particularly with
      regard to the effects of noise and to accord with Quality of Development Policy QD1
      in the South Ribble Local Plan.

12.   Any construction works associated with the development shall not take place except
      between the hours of:
            0800 hrs to 1800 hrs Monday to Friday
            0800 hrs to 1300 hrs on Saturdays.
      No construction shall take place on Sundays, Bank or Public Holidays.



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      REASON: To safeguard the living conditions of nearby residents particularly with
      regard to the effects of noise and to accord with Quality of Development Policy QD1
      in the South Ribble Local Plan.

13.   No development shall take place on the site until the applicant, or their agent or
      successors in title, has secured the implementation of a programme of archaeological
      work. This must be carried out in accordance with a written scheme of investigation,
      which shall first have been submitted to and agreed in writing by the Local Planning
      Authority.
      REASON: To ensure and safeguard the recording and inspection of matters of
      archaeological importance associated with the site in accordance with Environment
      Policy ENV17 in the South Ribble Local Plan.

14.   Prior to the commencement of demolition of any buildings on the site, a suitably
      qualified ecologist shall carry out a survey to investigate the presence of any bats. If
      the survey confirms the presence or recent presence of bats, a suitable scheme for
      the conservation of these protected species shall be submitted to and be approved in
      writing with the Local Planning Authority. The development shall proceed in
      accordance with the agreed scheme.
      REASON: To ensure compliance with the Wildlife and Countryside Act, 1981,
      Schedule 5, in accordance with Environment Policy ENV4 in the South Ribble Local
      Plan.

15.   Prior to the commencement of developmentin any agreed phase,, the following
      information shall be submitted to the Local Planning Authority (LPA) for approval in
      writing:
      (a)      A Desk Study which assesses the risk of the potential for on-site
      contamination and ground gases and migration of both on & off-site contamination
      and ground gases.
      (b)      If the Desk Study identifies potential contamination and ground gases, a
      detailed Site Investigation shall be carried out to address the nature, degree and
      distribution of contamination and ground gases and shall include an identification and
      assessment of the risk to receptors as defined under the Environmental Protection
      Act 1990, Part IIA, focusing primarily on risks to human health and controlled waters.
      The investigation shall also address the implications of the health and safety of site
      workers, on nearby occupied building structures, on services and landscaping
      schemes and on wider environmental receptors including ecological systems and
      property.
      The sampling and analytical strategy shall be submitted to and approved in writing by
      the LPA prior to the start of the site investigation survey.
      (c)      A Remediation Statement, detailing the recommendations and remedial
      measures to be implemented within the site.

      Any works identified in these reports shall be undertaken when required with all
      remedial works implemented by the developer prior to occupation of the first and
      subsequent dwellings.

      On completion of the development/remedial works, the developer shall submit written
      confirmation, in the form of a Verification Site Completion Report, to the LPA, that all
      works were completed in accordance with the agreed Remediation Statement.
      REASON: To ensure that the site investigation and remediation strategy will not
      cause pollution of ground and surface waters both on and off site, in accordance with
      Environment Policy ENV9 in the South Ribble Local Plan.

16.   Prior to the commencement of development in any one Phase, hereby approved, the
      recommendations in the Flood Risk Assessment prepared by Atkins Consultants
      dated 20 May 2008 shall be implemented in full.
      REASON: To reduce the increased risk of flooding and to accord with Environment
      Policy ENV20 in the South Ribble Local Plan.

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17.   Prior to the commencement of development, a scheme shall be submitted for
      approval in writing by the Local Planning Authority, which sets out the proposed
      phasing of the site and for the purposes of this planning application and the
      conditions attached to it a 'phase of development' shall be a single phase of
      development as shown in the scheme approved pursuant to this condition 20.
      REASON: To enable the Local Planning Authority to retain control over the use of the
      land.

RELEVANT POLICY

ENV9 Unstable or Contaminated Land
D3    Existing Built-Up Areas
ENV8 Trees and Development
ENV24 External Lighting and Development
QD1 Design Criteria for New Development
QD4 Crime Prevention
QD7 Landscaping in New Developments
ENV4 Protection of the Habitats of Wildlife
OSR14        Footpath Network
T7    Implications of Development for Non-Trunk Roads
T10   Parking Standards
T11   Cycling
T12   Footpaths and Bridleways
ENV17 Development and Archaeological Sites
ENV20 Flood Risk




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