Professor Steven Broomhead Chief Executive WA1 1UH...enable access to the upstairs room The...

Professor Steven Broomhead Chief Executive

Town Hall

Sankey Street Warrington

WA1 1UH

31 October 2017

Development Management Committee Wednesday, 8 November 2017 at 6.30pm Venue – Council Chamber, Town Hall, Sankey Street, Warrington, WA1 1UH Agenda prepared by Julie Pickles, Democratic and Member Services Officer – Telephone: (01925) 443212 E-mail: [email protected] A G E N D A Part 1 Items during the consideration of which the meeting is expected to be open to members of the public (including the press) subject to any statutory right of exclusion. Item 1. Apologies for Absence

To record any apologies received.

2. Code of Conduct - Declarations of Interest Relevant Authorities (Disclosable Pecuniary Interests) Regulations 2012 Members are reminded of their responsibility to declare any disclosable pecuniary or non-pecuniary interest which they have in any item of business on the agenda no later than when the item is reached.

To: Members of the Development Management Committee

Councillors: Chair – T McCarthy Deputy Chair – J Grime G Friend, D Keane, P Carey, S Wright, C Mitchell, J Flaherty, J Wheeler, B Barr, S Woodyatt and B Maher.

mailto:[email protected]

Item

Page No.

3. 4.

Minutes To confirm the minutes of the meetings held on 10 and 11 October 2017 as a correct record. Planning Applications (Main Plans List) Report of the Executive Director Economic Regeneration, Growth and Environment.

1

Attached as a separate

document

Part 2 Items of a “confidential or other special nature” during which it is likely that the meeting will not be open to the public and press as there would be a disclosure of exempt information as defined in Section 100I of the Local Government Act 1972. Nil

Agenda Item 3

DEVELOPMENT MANAGEMENT COMMITTEE

10 October 2017

Present: Councillor T McCarthy (Chairman) Councillors J Grime, B Barr, G Friend, B Maher (substitute for K Mundry), D Keane, J Wheeler, S Woodyatt, C Mitchell, J Flaherty and S Wright.

DM59 Apologies for Absence An apology for absence had been received from Councillor K Mundry. DM60 Code of Conduct – Declarations of Interest Councillor Minute Reason Action Cllr J Wheeler DM62

& DM63

Cllr Wheeler was a Ward Councillor for the area and also a local Parish Councillor

Cllr Wheeler stood down from the committee and spoke against the applications

DM61 Planning Applications Resolved,

That Pursuant to the Town and Country Planning Act 1990 (As Amended) the applications for permission to develop land be considered and dealt with in the manner agreed.

DM62 2017/29929 - Land South of Astor Drive, East of Lichfield Avenue &, South of

Witherwin Avenue, Grappenhall Heys, Warrington, WA4 3LG - Outline application; Proposed residential development, up to 400 dwellings, including means of access, recreational open space and related infrastructure

The Executive Director of Economic Regeneration, Growth and Environment submitted the above application with a recommendation for approval subject to conditions. A site visit took place on Friday, 23 June 2017. Members noted the supplementary correspondence. Representations were heard in support of and against the officer recommendation. A motion to refuse the application was put to the table, this motion was lost. A motion to approve the application was put to the table.

Agenda Item 3

Resolved,

That application 2017/29929 be approved as per the officer recommendation subject to conditions and S106 agreement.

DM63 2017/29930 - Land bounded by Green Lane &, Dipping Brook Avenue, Appleton,

Warrington, WA4 5NN - Outline application; Proposed residential development; up to 370 dwellings, means of access; neighbourhood centre (including retail convenience store up to 500 square metres; health centre up to 1,000 square metres and place of worship/community use up to 1,000 square metres, with associated outside space, access and parking) recreational open space and related infrastructure.

The Executive Director of Economic Regeneration, Growth and Environment submitted the above application with a recommendation for approval subject to conditions. A site visit took place on Friday, 23 June 2017. Members noted the supplementary correspondence. Representations were heard in support of and against the officer recommendation. Resolved,

That application 2017/29930 be approved as per the officer recommendation subject to conditions and S106 agreement.

Signed………….……………………..

Dated...…………………

Agenda Item 3


11 October 2017

Present: Councillor T McCarthy (Chairman) Councillors J Grime, B Barr, D Keane, P Carey (substitute for G Friend), J Wheeler, S Woodyatt, B Maher (Substitute for K Mundry), C Mitchell, J Flaherty and S Wright.

DM64 Apologies for Absence Apologies for absence were received from Councillors K Mundry and G Friend. DM65 Code of Conduct – Declarations of Interest Councillor Minute Reason Action Cllr J Grime DM68

& DM69

Cllr Wheeler was a Ward Councillor for the area

Cllr Grime remained in the meeting and took part in the discussions and votes

Cllr S Woodyatt DM70 & DM71

Councillor Woodyatt was on the schools Board of Governors

Cllr Woodyatt stood down from the committee and took no part in discussions or vote

Cllr J Wheeler DM72 & DM73

Cllr Wheeler was a Ward Councillor, she had not had any discussions in relation to the application

Cllr Wheeler remained in the meeting and took part in the discussion and vote

Cllr P Carey

DM72 & DM73

Councillor Carey was a representative of the Walton Hall task group

Cllr Carey stood down from the committee and took no part in discussions or vote

Cllr J Woodyatt DM74

Cllr Woodyatt was a friend of the applicant but she had not had any discussions in relation to the application

Cllr Woodyatt remained in the meeting and took part in the discussion and vote

Cllr B Barr

DM74 Cllr Barr was a friend of the applicant but he had not had any discussions in relation to the application

Cllr Barr remained in the meeting and took part in the discussion and vote

Agenda Item 3

DM66 Minutes Resolved, That the minutes of the meeting held on 20 September 2017 were agreed as a correct record and signed by the Chairman. DM67 Planning Applications Resolved,

That Pursuant to the Town and Country Planning Act 1990 (As Amended) the applications for permission to develop land be considered and dealt with in the manner agreed.

DM68 2016/28345 - 16, Oak Street, Croft, Warrington, WA3 7HH - Proposed two storey

detached 3-bed dwelling The Executive Director of Economic Regeneration, Growth and Environment submitted the above application with a recommendation for approval subject to conditions. Resolved,

That application 2016/28345 be deferred to enable a site visit to take place. DM69 2017/30115 – Land At Winwick Lane, Croft, Warrington - Proposed works to

improve entrance to track off Winwick Lane, Croft. - A579 The Executive Director of Economic Regeneration, Growth and Environment submitted the above application with a recommendation for approval subject to conditions. Resolved,

That application 2017/30115 be approved as per the officer recommendation and subject to conditions and clarification regarding night time usage and feasibility of lighting to the entrance.

DM70 2017/30731 – Lymm High Voluntary Controlled School, Oughtrington Lane, Lymm, Warrington, WA13 0RB - Proposed recovering and repairs to pitched slated roofs and recovering flat felted roofs, replacement and repairs to roof lights and rainwater goods and lead work

The Executive Director of Economic Regeneration, Growth and Environment submitted the above application with a recommendation for approval subject to conditions. Resolved,

Agenda Item 3

That application 2017/30731 be approved as per the officer recommendation and subject to the information set out in the update report.

DM71 2017/30732 – Lymm High Voluntary Controlled School, Oughtrington Lane, Lymm, Warrington, WA13 0RB - Proposed recovering and repairs to pitched slated roofs and recovering flat felted roofs, replacement and repairs to roof lights and rainwater goods and lead work



DM72 2017/30791 – Walton Hall, Walton Hall Gardens, Walton Lea Road, Walton, Warrington, WA4 6SN - Proposed change of use of the ground floor interpretation area to be used as a retail space (Use ClassA1) and the first floor for Community Use [Use Class D1 & D2], Installation of a platform lift at the back of the cafe to enable access to the upstairs room


That application 2017/30791 be approved as per the officer recommendation.

DM73 2017/30792 – Walton Hall, Walton Hall Gardens, Walton Lea Road, Walton, Warrington, WA4 6SN - Listed Building - Listed Building application for Proposed development to the interior of the Walton Heritage Yard Building for Proposed change of use of the ground floor to be used as a retail space (Use ClassA1) and the first floor for Community Use [Use Class D1 & D2]. Installation of a platform lift at the back of the cafe to enable access to the upstairs room. Remove a temporary structure that is built inside the room


That application 2017/30792 be approved as per the officer recommendation.

DM74 2017/31027 – The Rosebank Centre, Pepper Street, Lymm, Warrington, WA13 0JG Proposed change of use from mixed use C3 (Dwelling House) and D1 (Children’s

Agenda Item 3

Nursery) to D1 (Children’s Day Nursery), demolition of existing detached garage, extension to opening hours (from 8:00am to 6:00pm to 7:30am to 6:00pm) and increase maximum number of child places (from 50 to 60)

The Executive Director of Economic Regeneration, Growth and Environment submitted the above application with a recommendation for approval subject to conditions. A site visit took place on Friday, 6 October 2017. Representations were heard in support the officer recommendation. Members noted the content of the update report. Resolved,


Signed………….……………………..

Dated...…………………

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Wednesday 8th November 2017

Start 18:30

Item Page App number App Location/Description Recommendation 1 2 3 4

2 15 26 37

2016/28345 2017/30723 2017/31083 2017/31227

16 Oak Street,Croft,Warrington,WA3 7HH Full Planning – Proposed two storey detached 3 bed dwelling 49 and 51 Stoneyhurst Crescent, Culcheth and Glazebury,Warrington,WA3 4DN Householder – Joint application for proposed single storey rear extension to No. 49 Stoneyhurst Crescent and Proposed single storey rear and side extension to No 52 Stoneyhurst Crescent University Technical College Warrington,Dallam Lane,Bewsey and Whitecross,Warrington,WA2 7NG Full Planning – Proposed external works to create a breakout area for the University Technical College to include cycle storage provision and a recycling/storage compound with paladin fencing 64 Wigshaw Lane,Warrington,WA3 4NB Householder – Proposed single storey extension to side and rear of dwelling

Approve

Approve

Approve

Approve

2

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DEVELOPMENT CONTROL COMMITTEE 8th November 2017

ITEM 1

Application Number:

2016/28345

Location: 16, Oak Street, Croft, Warrington, WA3 7HH

Ward: Culcheth, Glazebury and Croft.

Development

Full Planning - Proposed two storey detached 3-bed dwelling

Date Registered: 20-Jul-2016

Applicant:

Mr & Mrs M. Webb

8/13/16 Week Expiry Date:

13-Sep-2016

Reason for Referral Croft Parish Council object to the application. The application was deferred at the11th October meeting of DMC, to enable Members to visit the site. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property. Site and Proposal The application site relates to the side garden are of 16 Oak Street which is situated within the Inset Green Belt settlement of Croft, as defined by the Local Plan Core Strategy Policies Map. The surrounding land use is residential, with gardens adjoining the site to the east and south. The application seeks full planning permission for a detached 3 bed dwellinghouse, including parking provision for the proposed dwelling and existing dwelling (number 16). Since the application was submitted, revised plans have been received and

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neighbours/ parish council were re-consulted. The revised plans alter the size of the dwelling and the proposed parking arrangement and increase the separation to No. 7 Arkenshaw Road. Planning Policy Context National Planning Policy Framework (NPPF) Local Plan Core Strategy (2014) (LPCS) CS1 – Delivering Sustainable Development CS2 – Quantity and Distribution of Development SN1 – Distribution and Nature of New Housing QE3 – Green Infrastructure QE4 – Flood Risk QE6 – Environment and Amenity Protection QE7 – Ensuring a high quality place MP1 – General Transport Principle MP7 – Transport Assessments and Travel Plans Supplementary Planning Documents Environmental Protection SPD Design and Construction SPD Standards for Parking in New Development SPD House extensions guidelines SPG (interface distances). Relevant History 2016/27988 Householder - Proposed single storey rear extension to form new kitchen / sun lounge Approved with conditions 28/06/2016 2003/00166 Outline application for the erection of a two storey dwelling Refused 17/06/2003 for the following reasons: 1. The proposed development would result in the loss of car parking for the existing house. This would lead to increased on street parking, with implications for the safe and free flow of traffic along Oak Street. The proposal is therefore contrary to the provisions of Policies DCS1 and HOU2 of the Warrington UDP (Revised Draft). 2. The proposed development would cause an unreasonable loss of amenity for the occupiers of the adjacent property 7 Arkenshaw Road. This would be as a result of the significant loss of light and outlook to rooms within this property which have windows that face in a westerly direction. The proposal is therefore contrary to the provisions of Policies DCS1, HOU2 and HOU13 of the Warrington UDP (Revised Draft). 3. The proposal would unnecessarily add to the available housing land surplus within the Borough, contrary to the provisions of policy HOU2 of the Warrington UDP (Revised Deposit Draft).

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Consultation Responses Highways No objection to the revised plans. Advice is summarised in the appraisal section of the report in relation to parking provision and access/ visibility. Environmental Protection No objection subject to land contamination conditions. Notification Responses Ward Councillor (s) No comments received at time of report preparation. Croft Parish Council – The Parish Council objected to the revised scheme for the following reasons:

- over development within the green belt. - adverse impact on the visual amenity of neighbours.

Neighbours – 3 No objections were received in relation to the application and the plans originally submitted and the comments are summarised below:

• Previous refusal on this site • Overshadowing of rear /side garden and property of 7 Arkenshaw

Road • Disruption with the digging of foundations and proximity to boundary

with 7 Arkenshaw Road • Lack of off road parking for existing property as a result of the proposal • Oak Street is narrow and becomes congested, could cause an

obstruction to emergency services and delivery vehicles • Direct overlooking to 19 Oak Street

1 further letter of representations has been received in relation to the revised drawings, stating that the style/looks of the house is not in keeping with the other houses in the street, the car parking has not been truly resolved, leaving cars parked close to a tee junction and overlooking will still occur from the upstairs windows. Appraisal Principle The Local Plan Core Strategy housing target was quashed by the High Court in February 2015 and therefore the Council currently unable to demonstrate a 5 year housing land supply. In line with the National Planning Policy Framework at paragraph 49, the relevant policies for the supply of housing

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should not be considered up-to-date and paragraph 14 is triggered. There is a tilted balance in favour of housing applications, except where: - any adverse impacts would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or - specific policies in this Framework indicate development should be restricted. The site lies within the Inset Green Belt Settlement of Croft where Local Plan Core Strategy policy CC1 allows for new build, conversions and redevelopment proposals. The principle of residential development on this site is therefore acceptable in principle, in policy terms. Whilst it is acknowledged that there has been a previous refusal for a dwelling house on this site, the policy context has changed with the introduction of the NPPF in 2012 and the adopted of the Local Plan Core Strategy in 2014. In addition, the Council cannot currently demonstrate a 5 year supply of housing land, whereas there was a surplus of housing in 2003. Design Since the original submission, the layout and appearance of the dwelling has been amended in order to achieve a more satisfactory form of development. A sufficient sized rear garden area would be retained for the existing property, including a front garden and newly formed access with driveway to accommodate tandem parking to the side of the dwelling. The proposed dwelling would also have a tandem parking arrangement, with a front garden area and adequately sized rear and side garden areas. The proposed dwelling has been reduced in height and footprint, with the roof being changed to a full hip, reflecting that of number 16 and the wider row of houses. It is considered that the plans demonstrate that the proposal would sit comfortably in the plot, whilst accommodating off-street parking and providing adequate garden areas to the frontage and side. A similar new-build examples can be found within Oak Street at No. 2a, and it is not considered that the proposal would be harmful to the street scene or visual amenities of the area. A landscaping scheme would also be conditioned to secure further enhancements, particularly to the frontage. The proposal would comply with Local Plan Core Strategy policy QE7. Amenity A neighbouring objection has been raised by the occupier of 7 Arkenshaw Road in relation to impacts of overshadowing to the rear / side garden and the rear of this property. Number 7 also benefits from planning permission for a two storey side extension (planning permission 2016/28683), although this has not been implemented. No. 7 also has an existing conservatory to the rear. Since the proposal was submitted, the plans have been amended and the footprint of the proposed dwellinghouse has been moved further away from

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the common boundary with 7 Arkenshaw Rd. The House Extension Guidelines provide a useful guide in assessing proposals and appropriate separation distances. The guidance advises that a distance of 13 metres should be maintained between principal windows and a black gable wall. The separation distances are intended to apply to relationships where they are directly facing. The proposed dwelling is not directly facing number 7 Arkenshaw Road and would be sited at an angle which projects away from the common boundary with number 7 Arkenshaw Road. When measured at the nearest point to the common boundary (i.e. the corner of the single storey rear projection of the proposed dwelling), the proposal would be 10.6 metres in distances when drawn in a straight line from number 7 (distance A on the drawing below). The distance from the ground floor lounge and first floor rear bedroom window of No. 7 would be approx. 11.1m (distance B on the drawing below). Whilst this is below the 13m recommended in the house extension guidelines SPG it is considered that this is not a directly facing gable wall due to the orientation of the proposed dwelling away from the shared boundary with No. 7. Accordingly, it is considered that the proposed relationship with No. 7 as shown on the amended scheme is acceptable and would not be overbearing or visually intrusive to number 7. The application site is situated to the west of 7 Arkenshaw Road, and would give rise to some overshadowing and loss of light to the garden in the afternoon, however the garden is relatively large with a side garden area (even when taking into account the approved side extension) and the proposed dwelling would be sited between approximately 3 metres and 6.9 metres from the common boundary. It is not considered that this would result in significant adverse harm to warrant refusal of the application.

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The relationship is shown on the plan below:

There are no windows proposed in the side east facing elevation of the proposed dwelling and therefore there would be no overlooking or loss of privacy to the garden area of number 7 Arkenshaw Road, or the two storey extension approved under 2016/28683. Due to the first floor layout and the relationship with properties to the rear, there would be no direct overlooking in this respect. An objection has been received from 19 Oak Street in relation to overlooking from the proposal. The proposed dwelling is on the opposite side of the road from number 19 Oak Street with a separation of around 16 metres, at an angle. This is slightly below the average separation in the street which is around 19 metres; however it is not considered that the proposal would give rise to adverse impacts of overlooking to this property, or other properties opposite. Although the proposal would result in the loss of a large proportion of the garden to number 16 Oak Street, the retained garden would be of an adequate size to serve the existing house and would be commensurate with other surrounding properties. There would be no adverse amenity impacts on the existing dwellinghouse. The proposal would offer an acceptable standard of amenity for future occupiers, with adequate sized private amenity areas, again commensurate with others in the area.

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Having regard to the above, the proposal is considered to comply with Local Plan Core Strategy policy QE6. Highways During the course of the application, revised plans have been submitted in order to address highways matters. The proposed dwelling and the existing dwelling are both 3 bed. The application proposes 2No allocated parking spaces for each dwelling, with visitor parking, equating to 1No space to be provided on-street. The Highways Officer is satisfied that there is adequate capacity on-street to accommodate this visitor space. A new access and driveway is proposed to serve number 16, as the existing provision would be affected by the new dwelling. The new access is unable to provide the required visibility splays of 2.4 metres by 25 metres, as set out in Manual for Streets, due to the visibility splay to the east intersecting the adjacent property’s boundary by 0.3m. This is however marginal and the Highways Officer considers this to be satisfactory due to Oak Street being lightly trafficked and slow speed (20mph). Having regard to the above, the proposal would provide a satisfactory level of off-street parking provision, with the shortfall of 1No visitor space being accommodated on-street. The visibility splay is slightly below standards, however this would not be detrimental to highways safety. The proposal would accord with Local Plan Core Strategy policy QE6. Conclusion The application would make a contribution to the Council’s housing land supply and would deliver residential development in a sustainable outlying settlement. The proposal would not result in adverse impacts of highways safety, harm to the streetscene or the amenity of neighbouring residential occupiers or future occupiers of the proposal. The proposal development would accord with the relevant policies of the Development Plan and material considerations, and is therefore recommended for approval accordingly, subject to conditions. Recommendation: Approve subject to conditions Conditions

1. The development hereby approved shall be commenced before the expiration of three years from the date of this permission. Reason: To ensure that the Local Planning Authority retains the right to review unimplemented permissions and to comply with Section 91 (as amended) of the Town & Country Planning Act 1990.

2. The development shall be carried out in accordance with the following approved plans:

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Location Plan Drawing number 1604 PL 01 REV P4 Existing and Proposed Site Layout (received by the Local Planning Authority on 19/09/2017) Drawing number 1604 PL 02 REV P4 Proposed Plans and Elevations (received by the Local Planning Authority on 15/09/2017) Reason: For the avoidance of doubt and to specify the plans to which the permission relates

3. Samples of roofing and facing materials (CONDITION D7 may also be needed) Prior to the commencement of the development hereby approved, details of the external roofing and facing materials shall be submitted to the Local Planning Authority for approval. The development shall be constructed in accordance with the approved details. Reason: In the interests of the appearance of the development in the streetscene and to accord with Local Plan Core Strategy (2014) policy QE7 and Supplementary Planning Document: Design and Construction.

4. No development (other than demolition and site clearance works) shall take place until the steps in Sections A and B below are undertaken: A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following documents must be provided (as necessary) to characterise the site in terms of potential risk to sensitive receptors: oPreliminary Risk Assessment (PRA or Desk Study) oGeneric Quantitative Risk Assessment (GQRA) informed by a Intrusive Site Investigation oDetailed Quantitative Risk Assessment (DQRA) oRemedial Options Appraisal Completing a PRA is the minimum requirement. DQRA should only to be submitted if GQRA findings require it. B: SUBMISSION OF A REMEDIATION & VERIFICATION STRATEGY: As determined by the findings of Section A above, a remediation strategy (if required) and verification (validation) strategy shall submitted in writing to and agreed with the LPA. This strategy shall ensure the site is suitable for the intended use and mitigate risks to identified receptors. This strategy should be derived from a Remedial Options Appraisal and must detail the proposed remediation measures/objectives and how proposed remedial measures will be verified.

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The actions required in Sections A and B shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with Local Plan Core Strategy (2014) QE6, Paragraph 121 of the National Planning Policy Framework and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013).

5. The development shall not be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA): A: REMEDIATION & VERIFICATION: Remediation (if required) and verification shall be carried out in accordance with an approved strategy. Following completion of all remediation and verification measures, a Verification Report must be submitted to the LPA for approval. B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA. C: LONG-TERM MONITORING & MAINTENANCE: If required in the agreed remediation or verification strategy, all monitoring and/or maintenance of remedial measures shall be carried out in accordance with the approved details. The site shall not be taken into use until remediation and verification are completed. The actions required to be carried out in Sections A to C above shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with Local Plan Core Strategy (2014) QE6, Paragraph 121 of the National Planning Policy Framework and Section 4 of the Environmental Protection Supplementary Planning Document (May

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2013).

6. Prior to first occupation of the dwellinghouse hereby approved a satisfactory programmed landscaping scheme which shall include hard surfacing, means of enclosure, planting of the development, indications of all existing trees and hedgerows on the land and details of any to be retained, together with measures for their protection in the course of the development, shall be submitted to the Local Planning Authority for approval. The approved scheme shall be implemented during the first planting season following the completion of development and any tree or shrub planted which dies or is felled, uprooted, willfully damaged or destroyed in the first five year period commencing with the date of planting shall be replaced by the applicants or their successors in title. Reason: In the interest of the appearance of the development in the streetscene and to comply with Local Plan Core Strategy (2014) QE6 and Supplementary Planning Document: Design and Construction.

7. The dwellinghouse hereby approved shall not be occupied until the vehicular access arrangements as shown on the approved drawing number 1604 PL 01 REV P4 (received by the Local Planning Authority on 19/09/2017) to serve both the existing dwelling at 16 Oak Street and the new dwelling are provided and made available for use. The visibility splays shall be maintained and nothing should be subsequently erected or allowed to grow to a height in excess of 0.6 metres within the splays. Reason: To define the permission and in the interests of highways safety to ensure that the approved access arrangements are provided to serve both the existing dwelling (16 Oak Street) and the proposed development. In order to comply with Local Plan Core Strategy (2014) policy QE6.

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Appendix 1: Proposed drawings (as amended)

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ITEM 2

Application Number:

2017/30723

Location: 49 and 51, Stonyhurst Crescent, Culcheth and Glazebury, Warrington, WA3 4DN

Ward: Culcheth, Glazebury and Croft

Development

Householder-Joint application for proposed single storey rear extension to No. 49 Stonyhurst Crescent (Wood) and proposed single storey rear & side extension to No. 51 Stonyhurst Crescent (Simpkin)

Date Registered: 21-Jul-2017

Applicant:

Mr & Mrs Wood & Simpkin


14-Sep-2017

Reason for Referral to Committee Culcheth Parish Council object Site The dwelling is a three storey end of terrace / mews house positioned within a cul-de- sac, sited in an established residential area of the borough falling within Culcheth (Newchurch) conservation area. To the front and side of No.51 there is a spacious landscaped garden and hardstanding providing off street parking. To the rear of the property there is an average sized garden with a splayed shared boundary. To the rear there is an average sized elongated garden also with a splayed shared boundary. Proposal This is a joint application, submitted by the owners of number 49 and 51 Stonyhurst Crescent who propose to erect single storey side and rear wrap round extension with flat roof (no.51) and a single storey rear extension with flat roof (no.49). The proposed single storey side and rear wrap round extension at No.51 would have a maximum height of 3.2m, 7.8m in length 2.1m in width and extends 4m from the main rear wall of property. The proposed single storey rear extension measures 5.2m in width and extends 3m from the main rear

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wall of property, creating a staggered configuration to the rear of No.51 & No.49 Stonyhurst Crescent sharing the same height. (Amended plans submitted received 19/09/2017). Relevant Planning History 51 Stonyhurst Crescent A00/40925 - Dormer extension to front elevation to form 4th floor - Approved 07/04/2000 2015/26133 - Householder - Proposed two storey side extension and single storey rear extension – refused 18/08/2015 2017/31007 - Householder prior approval - Proposed single storey rear extension to extend beyond the rear wall by 4m and a maximum height of 3.4 metres – pending 49 Stonyhurst Crescent 2017/30267 - Section 192 (Lawful Development Certificate) - Proposed rear single storey extension refused dated 11/05/2017 – planning permission required as permitted development rights removed via a condition attached to the original planning permission for the housing estate Planning Policies Local Plan Core Strategy CS1- Overall Spatial Strategy – Delivering Sustainable Development CS5 - Overall Spatial Strategy – Green Belt CC1- Inset and green belt settlements QE6 - Environment and amenity protection QE7- Ensuring a high quality place QE8 – historic environment SPG2 – House extension Guidelines WBC Standards for parking in new development National Planning Policy Framework Section 72 of the Planning (Listed Building & Conservation Areas) Act 1990 - the Local Planning Authority has a general duty when considering applications for development within conservation areas to pay special attention to the desirability of preserving or enhancing the character or appearance of that area.

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Notification Responses 1 letter received, raising the following concerns:

• Building on land which has been heavily mined at two levels from bickershaw colliery is poor practice. One house on stonyhurst crescent has already been unoccupied for six months for remedial work to the foundations and other buildings have cracks. British Coal has already paid out compensation for damage to buildings in this area.

Comment: An informative has been added with respect of the above. Consultation Responses Warrington BC (Tree Officer) – Comments to reported verbally Health and Safety Executive – No objection Culcheth and Glazebury Parish Council – objected to the original plans:

• The side extension to number 51 does not fit in with the street scene due to its siting and off-white rendering, which is also out of keeping with the proposed brick finish to no. 49;

• Extensions in the Newchurch Conservation area should not affect the street scene or the protected trees and should be in keeping with the design of the building;

• There should be a condition that the flat roofs should not be used as balconies or terraces;

• The plans should show the position of the windows on number 47, show the wall to the side of no.51, and the position of the trees;

• We believe there is a utilities pipeline to the side of 51 and that should also be shown. See 2013/21509, 2004/04779.

Amended plans were subsequently received on 19/09/2017 to which the Parish Council –still wish to object on the following grounds:

• We are pleased to see the standardisation of heights and the brick finishes;

• Concerned about the side extension to No 51 and how it relates to the existing wall.

Comment – with regard to utilities/pipeline, concerns can be addressed through Building Regulations. All other concerns and objections are addressed below. Observations Residential amenity SPG C sets out the 45 degree code which seeks to protect the amenity of the neighbouring residents. Applying the 45 degree code from the neighbouring

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property at No.47 Stonyhurst Crescent (adjoining application site No.49) the proposed single storey extension would not intersect the 45 degree line drawn from the centre of the nearest habitable room given the siting of a 1.8m high fence and thus accords with SPG C. There is no building to the other side of No.51 Stonyhurst Crescent. SPG 2 provides guidance on privacy/separation distances for facing habitable room windows. 2 x sets of patio doors at No.51 and set of patio doors at No.49 would be introduced in the rear elevation of rear of the extension serving the breakfast family room for both properties. A minimum distance of 1.5m would be maintained to the rear shared splayed boundary consisting of approximately 3m high fence as well as existing vegetation and No.53 Stonyhurst Crescent garden beyond (it is noted land level is almost at its highest point at the shared boundary and land level decreases toward the application site). The proposed rear extension maintains a distance of approximately 12m to the rear splayed boundary which consists of existing vegetation, timber fence and the rear garden of No.55 Stonyhurst Crescent beyond. Given the orientation of properties to the rear and siting of the boundary treatment the proposal does not result in a detrimental harm to the privacy or amenity of neighbouring residents and the proposal accords with Policy QE6 of the core strategy. The front elevation of the side extension at No.51 Stonyhurst Crescent is set back from the main front elevation by 7m. A window would be inserted in the front elevation of the side extension serving kitchen and two windows will inserted in the side elevation serving breakfast family room. Given the siting of boundary treatment along the shared boundary and sitting of the neighbours garage the proposal does not result in a detrimental harm to the privacy, amenity of neighbouring residents, street scene or conservation area. However, the proposed flat roof could potentially be used as a “roof garden” or balcony that would have the potential to be intrusive for the existing occupiers of adjoining properties. A planning condition prohibiting use of the flat roof as a balcony/roof garden would therefore be necessary. It is considered that there is no significant detrimental impact to residential amenity and the proposal accords with Policy QE6 and QE8 of the Local Plan Core Strategy. Parking The proposed extension would not result in an increased number of bedrooms or the loss of parking provision; it is considered that the proposal is in accordance with the Parking Standards SPD. It is therefore considered that the proposal accords with policies QE6 of the Local Plan Core Strategy. Design/impact on Conservation Area The area is predominantly characterised by semi-detached and terraced houses of similar architectural styles. The proposed front elevation of the side/rear wrap round extension would be visible from the street scene from the front of the application site. It is considered that the design of the extension would appear visually

20

cohesive with the existing design/appearance of the dwelling and would not therefore appear as an incongruous feature within the surrounding conservation area. Overall, the character/appearance of the conservation area would therefore be maintained. It is proposed that matching materials would be used in construction of the development (amended plans received 19/09/2017). It is therefore considered that the proposal is of an appropriate design and therefore accords with the guidance of SPG 2 and Policies QE6, QE7 and QE8 of the Local Plan Core Strategy. Trees The proposal would be in close proximity to an existing tree to the front/side of the applicant’s boundary. The tree makes a positive contribution to the streetscene, appearance/character of the conservation area and is located approximately 6 metres away from the nearest part of the single storey extension proposed to number 51. Trees in a conservation area that are not protected by an specific Tree Preservation Order are protected under the terms of Section 211 of the Town & Country Planning Act 1990 Recommendation Approve subject to Conditions Conditions


2. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on {29/06/2017} (b) Submitted drawing No's {17-112/P/101 REV A } received on {19/09/2017}. Reason: for the avoidance of doubt and to enable Warrington Borough Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. The facing and roofing materials to be used in the construction of the extension hereby approved shall match in colour, texture and coursing

21

those used on the existing building. Reason: To ensure the use of appropriate materials, in the interests of the visual amenities of the locality and in order to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification, no part of the roof of the extension hereby approved shall be used as a balcony, roof terrace, patio and no additional doors/windows shall be inserted into any part of the rear elevation of the dwelling, other than that expressly authorised by this permission, unless planning permission for such development has been granted by the Local Planning Authority. Access to the flat roof over the extension hereby approved shall be for the maintenance or emergency purposes only and the flat roof shall not be used as a roof garden, terrace, patio or similar activity area. Reason: In order to comply with Policy QE6 of the Warrington Core Strategy

22

Appendix 1 –Photos – taken from No.47 Stonyhurst Crescent – Looking toward No.49 and No.51 Stonyhurst Crescent

23

24

Appendix 2 – Proposed drawings

Proposed floor plan

25

Proposed Elevations

26

27


ITEM 3

Application Number:

2017/31083

Location: University Technical College Warrington, Dallam Lane, Bewsey and Whitecross, Warrington, WA2 7NG

Ward: Bewsey and Whitecross

Development

Full Planning - External works to create a breakout area for the University Technical College to include cycle storage provision and a recycling / storage compound with Paladin fencing

Date Registered: 29-Aug-2017

Applicant:

University Technical College Warrington


23-Oct-2017

Reason for Referral to Committee. The site is owned by the Council. Human Rights The relevant provisions of the Human Rights Act 1998 and the European Convention on Human Rights have been taken into account in the preparation of this report, particularly the implications arising from the following rights:- Article 8 - The right to respect for private and family life, home and correspondence. Article 1 of Protocol 1 - The right of peaceful enjoyment of possessions and protection of property. Site The site is to the south of the existing University Technical College [UTC] building, in the Stadium/Winwick Street redevelopment area, known as The Stadium Quarter. The site is to the south of Tanners Lane and east of Dallam Lane. The Base, the business incubator unit is located to the north of the UTC building. The land was formerly occupied by the Dallam Centre. The land to the south and east of the application site is occupied by temporary

28

surface car parking. The site, which is previously developed land, is currently partially used for temporary surface car parking in association with the operation of the UTC and as a place for the storage of construction materials. There is a change in levels across the site, the site slopes down north to south and is currently partly enclosed with a metal fence. The site is bounded by the Bewsey Street Conservation Area to the west and the Winwick Street Conservation Area to the east. Proposals Permission is sought for the carrying out of external works to create an outdoor amenity space for staff and students at the UTC. An area of outdoor space was previously approved under application 2014/24713. The current scheme seeks to increase the size of this area and provides more detail as to the use of the space including associated landscaping. This includes the provision of the following;

• Cycle storage provision – 50 cycle spaces • Recycling/storage compound • Fencing • Landscaped Area

Planning History 2014/24713 – Full Planning - Proposed construction of a University Technical College comprising a six storey building with associated servicing and the provision of a lay-by on Dallam Lane. Approved subject to conditions. Planning Policies National Planning Policy Framework Chapter 12- Conserving and Enhancing the Historic Environment Core Strategy Policies; CS1 – Delivering Sustainable Development CS9 – Inner Warrington TC1 – Key Development Sites in the Town Centre QE7- Ensuring a High Quality Place QE8 - Historic Environment MP1 – General Transport Principles Supplementary Planning Documents Winwick Street Development Brief Design and Construction

29

Environmental Protection Notification Responses Neighbours – no comments to date. Consultation Responses Town Centre Manager No comments to date. Highways When the original consent was granted for the UTC building it was stated that parking would be on the existing adjacent publicly available surface car parks. However, a temporary agreement has been in place since November 2016 for the development site to have allocated parking provision that is not publicly available. It is proposed that, following the provision of the proposed amenity space, resulting in the removal of the car parking area, those attending the site will either park on the remaining public car park area or find alternative means to travel to the site. It is anticipated that there remains sufficient capacity on the adjacent publicly available car park to accommodate demand. Waste and recycling collection currently occurs on the adopted highway of Dallam Lane. Refuse vehicles wait on the loading bay adjacent to the development site. There is no designated turning area for refuse vehicles on-site and as such they are forced to reverse on Foundry Street to access the junction of Dallam Lane and Tanners Lane in forward gear. The proposal seeks to provide a recycling/storage compound that can be accessed from Foundry Street. Refuse vehicles would be forced to wait on Foundry Street for collection to occur as the compound is not of a sufficient size to accommodate vehicular access. Dallam Lane and Foundry Street are not of a sufficient design standard to accommodate refuse vehicles. However, the presence of refuse vehicles on Dallam Lane and Foundry Street has been established since the development site opened and as such no objection can be raised to the location of the proposed recycling compound. The application proposes 50 cycle parking spaces for staff and students. The increase in cycle provision is welcomed as the majority of students will use sustainable transport to access the development such as the train, bus or bicycle. There are no objections on highway/ transportation grounds to the proposal.

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Archaeology The site of the proposed development is in Warrington’s Area of Archaeological Potential, as defined during research conducted by the Cheshire Historic Towns Survey. This reflects its position within that part of the town first developed during the 18th and 19th centuries, where features of industrial archaeological interest might be present. Following a check of data held in the Cheshire Historic Environment Record (CHER), as well as examining historic mapping, no features of particular interest have been identified. It is unlikely that the proposed development would disturb any significant below ground deposits. No further archaeological work would be justified, nor mitigation advised. Environmental Protection The site is within and area of potentially contaminated land. There do not appear to be any significant potential ground gas generation sources within 250m of the subject site. The original planning application for the UTC (2014/24713) had contaminated land conditions on the approval. There are no objections to the proposal provided that the following conditions area attached;

• Contaminated Land Condition: Characterisation & Remediation Strategy

• Contaminated Land Condition: Completion Observations Principle of Development The masterplan for the Stadium Quarter, identifies the area as a place for offices, houses, new and existing businesses, open space and car parks. The UTC building has been constructed and occupied. The principle of the use of the site was established under application 2014/24713. When planning permission was granted for the UTC it included an area to the south of the building, which was to be paved and a section of hardstanding to provide facilities for bin storage. The current scheme is seeks approval for an improved specification for the associated amenity space, which will cover a larger area to that previously identified under the 2014 consent. The space, which will remain ancillary to the main use of the site as an educational institution, will allow the building to be serviced efficiently and will improve the facilities available to users of the site. Policies CS1 and CS9 state that development should accommodate growth through the use of previously developed land and that development should be both accessible and sustainable. The submitted scheme would secure the maximum physical and environmental benefits from the re-use and redevelopment of underused and derelict land. The scheme would accord with the NPPF in this regard.

31

Visual Amenity The site, in common with the other surface car parks on surrounding land, does not currently make a positive contribution to the setting of nearby heritage assets in the immediate vicinity of the site. The temporary surfacing, post and rail fencing and lack of landscaping, gives the area a ‘transitory ‘ appearance, in contrast to the established urban form of the adjacent conservation areas. The proposed scheme would incorporate a number of features that would improve the general environment of this part of the Stadium Quarter. The scheme includes the introduction of a 2.4 metre high weld mesh fence with a Hornbeam hedge to the rear. The hedge would soften the visual impact of the fence and would also be used to good effect, to screen the service yard and cycle parking areas. In addition, it is proposed to plant 9 trees along the east and west boundaries and additional planting of shrubs and groundcover will be provided within the site. An artificial grass surface, 10 metres square, will be provided inside the site. The change in levels will be accommodated by the use of gabion walls and steps. At this stage, the use of adjacent land and the nature of any development that might occupy that land is not known. However, it is considered that the provision of this area of landscaped amenity space is unlikely to prejudice any future use of adjoining land. The planting, once established will improve the visual amenities of the area and will provide a physical and visual buffer between the UTC building and the adjacent development sites. In accordance with Policy QE7, the scheme is sustainable, accessible and will provide a safe environment for staff and students of the UTC. Heritage The application site is located between Bewsey Street Conservation Area and Winwick Street Conservation Area and is in the general vicinity of a number of listed buildings. The site also falls within an area of Archaeological Importance. It is considered that the provision of the enlarged amenity space with enhanced landscape treatment will have a positive impact on the setting of the heritage assets. This would be in accordance with policy QE8 which seeks to ensure that heritage assets and their setting are protected and enhanced. The proposal would also accord with the NPPF in that the proposal would make a positive contribution to local character and distinctiveness. Policy TC1 identifies The Stadium/ Winwick Street area as offering regeneration opportunities within the town centre. Redevelopment of this area will help to reinstate improved links to the historic core of the town centre. In addition, it is acknowledged that new open spaces could help to encourage the general town centre environment. The amenity space is not designed and will not function as a public open space however, the introduction of a landscaped area will enhance the local environment and represents a

32

precursor for future public realm investment which will be brought forward as part of the Masterplan strategy for the area. Highways The UTC building was originally to be serviced from Dallam Lane, partly with the aim of maximising the available external space for student use. The current scheme has revised the location of the servicing area to the eastern side of the building. The applicants have been able to demonstrate that the service area can be accessed by a service vehicle from Foundry Street, based on the existing road layout. Whilst no vehicle parking is proposed within the application site, this is considered to be acceptable given the location of the site near Central Station; the number of nearby surface car parks; increased provision of cycle storage within the site; high quality bus links and easy walking to the town centre and parts of some inner residential areas. The UTC building is located in a highly sustainable location which reduces its dependence on the private car. This would accord with Policy MP1 of the Local Plan, and there are therefore no highway objections to the proposal. Summary The proposal meets the requirements of the NPPF and the Warrington Borough Council Core Strategy. The application would be in accordance with policies TC1 and QE 8 which are of particular relevance. It is considered that the proposal would support the overall regeneration vision for the area in accordance with the Core Strategy, and would have a positive impact on the adjacent conservation areas and the listed buildings nearest to the site, and their settings. Recommendation This application is recommended for approval subject to conditions. Conditions


2. The development shall be carried out in accordance with the following documents: (a) The planning application forms, design and access statement and additional information received by Warrington Borough Council on { } (b)Submitted drawing No's { } received on { }. Reason: for the avoidance of doubt and to enable Warrington Borough

33

Council to adequately control the development and to minimise its impact on the amenities of the local area and to conform with Policy QE7 of the Warrington Core Strategy.

3. No development (other than demolition and site clearance works) shall take place until the steps in Sections A and B below are undertaken: A: CHARACTERISATION: With specific consideration to human health, controlled waters and wider environmental factors, the following documents must be provided (as necessary) to characterise the site in terms of potential risk to sensitive receptors: •Preliminary Risk Assessment (PRA or Desk Study) •Generic Quantitative Risk Assessment (GQRA) informed by a Intrusive Site Investigation •Detailed Quantitative Risk Assessment (DQRA) •Remedial Options Appraisal Completing a PRA is the minimum requirement. DQRA should only to be submitted if GQRA findings require it. B: SUBMISSION OF A REMEDIATION & VERIFICATION STRATEGY: As determined by the findings of Section A above, a remediation strategy (if required) and verification (validation) strategy shall submitted in writing to and agreed with the LPA. This strategy shall ensure the site is suitable for the intended use and mitigate risks to identified receptors. This strategy should be derived from a Remedial Options Appraisal and must detail the proposed remediation measures/objectives and how proposed remedial measures will be verified. The actions required in Sections A and B shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraph 121 of the National Planning Policy Framework (March 2012), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013). Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.

4. The development shall not be taken into use until the following requirements have been met and required information submitted to and approved by the Local Planning Authority (LPA):

34

A: REMEDIATION & VERIFICATION: Remediation (if required) and verification shall be carried out in accordance with an approved strategy. Following completion of all remediation and verification measures, a Verification Report must be submitted to the LPA for approval. B: REPORTING OF UNEXPECTED CONTAMINATION: All unexpected or previously-unidentified contamination encountered during development works must be reported immediately to the LPA and works halted within the affected area(s). Prior to site works recommencing in the affected area(s), the contamination must be characterised by intrusive investigation, risk assessed (with remediation/verification measures proposed as necessary) and a revised remediation and verification strategy submitted in writing and agreed by the LPA. C: LONG-TERM MONITORING & MAINTENANCE: If required in the agreed remediation or verification strategy, all monitoring and/or maintenance of remedial measures shall be carried out in accordance with the approved details. The site shall not be taken into use until remediation and verification are completed. The actions required to be carried out in Sections A to C above shall adhere to the following guidance: CLR11 (Environment Agency/DEFRA, 2004); BS10175 (British Standards Institution, 2011); C665 (CIRIA, 2007). Reason: To mitigate risks posed by land contamination to human health, controlled water and wider environmental receptors on the site (and in the vicinity) during development works and after completion. In accordance with: Policy QE6 of the Adopted Local Plan Core Strategy (July 2014); Paragraph 121 of the National Planning Policy Framework (March 2012), and Section 4 of the Environmental Protection Supplementary Planning Document (May 2013). Disclaimer: Irrespective of any involvement by this LPA, the responsibility to address contaminated land issues, including safe (re)development and secure occupancy, resides entirely with the Landowner/Developer of the site.

5. The paladin fencing shall be coloured Green - RAL6005 or similar. Reason: To ensure that the development will be of a satisfactory appearance and to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

35

Appendix 1 – Drawings Original Layout under application 2014/24713

Proposed Layout

36

Appendix 2 – Photographs of Site Aerial View of Site Showing Original Size of Amenity Area and Temporary UTC Car Parking Area.

Existing Servicing Access off Dallam Lane and area to be developed for amenity space

37

38

DEVELOPMENT CONTROL COMMITTEE DATE 8th November 2017

ITEM 4

Application Number:

2017/31227

Location: 64, Wigshaw Lane, Warrington, WA3 4NB

Ward: Culcheth, Glazebury and Croft

Development

Householder - Proposed Single storey extension to side and rear of dwelling

Date Registered: 22-Sep-2017

Applicant:

Mr & Mrs Williams


16-Nov-2017

Reason for referral Applicant is an employee of Warrington Borough Council. Site Description Two storey semi-detached property constructed in brick and designed with a gable roof finished in concrete tiles. The property features a small flat roofed single storey extension to the rear and a flat roofed bay window to the front elevation. There is a detached flat roofed garage within the plot that is finished in render. Vehicle access is taken off Wigshaw Lane. Description of Proposal

• Single storey side and rear extension. • The extension will have an approx. 2.5m side projection, 2.3m rear

projection, measure 9.4in total width, 3.8m to ridge and 2.5m to eaves. • It will be constructed in brick (walls) and interlocking concrete tiles

(roof). • The submitted plans also show the flat roof on the bay window to the

front of the property replaced with a hipped roof. Relevant Planning History None. Representations Neighbours – one letter of neighbour representation has been received from no. 62 Wigshaw Lane raising the following matters:-

39

Having lived in 62 Wigshaw Lane since it was built in 1957, I wish to register my concern regarding the proposed extension at 64 Wigshaw Lane, Culcheth. I am worried that the section at the rear of the house will reduce the amount of light available to my dining room window, particularly as the path of the late afternoon sun will track behind the extension. Officer comment: the extension proposed will be situated outside of the 45 degree line of this property’s dining room window. Therefore, it is not considered to result in significant loss of light that would unduly harm the amenities currently enjoyed by the occupiers of this property. Ward Councillors – No comments received. Culcheth & Glazebury Parish Council – No objections Planning Policy National Planning Policy Framework (NPPF)

• Core planning principles • Chapter 7: Requiring good design

Warrington Development Plan – Local Plan Core Strategy

• CS1: Overall Spatial Strategy – Delivering Sustainable Development • CC1: Inset and Green Belt Settlements • QE6: Environment and Amenity Protection • QE7: Ensuring a High Quality Place

Warrington Supplementary Planning Documents

• Design and Construction • House Extensions Guidelines 2 • Standards for parking in new development

Observations Principle of Development The NPPF provides a presumption in favour of sustainable development. Policy CS1 of the core strategy supports sustainable development. The application site also forms part of an insert village that is excluded from the Green Belt, where new built development is allowed subject to complying with national policy and Policy CS1. As the proposal comprises extensions and alterations to an existing dwelling in an established residential area, it is regarded as sustainable development and is acceptable in principle, subject to appropriately addressing other planning matters. Visual amenity The proposed extension will be subservient to the main dwelling as it is single storey, its side element will be set back from the front elevation and the rest of the extension will be situated to the rear elevation. Its construction materials

40

will match those existing on the main property. While its roof form would not match the gable roof on the main property, it corresponds well with it and when considering this along with the scale of the extension, it is not anticipated that the roof form would result in detrimental impacts to the overall character of the property. The replacement of the flat roof on the bay window with a hipped roof is also acceptable as it will be in keeping with the extension. Given the above considerations the proposal is considered to be compliant with Policies CS1 and QE7 of the Core Strategy, Chapter 7 of the NPPF requiring good design and the House Extensions Guidelines SPD. Residential amenity 66 Wigshaw Lane – the proposed extension will be outside of the 45 degree line of the ground floor rear facing dining room window at this property. 62 Wigshaw Lane – the proposed extension will be outside of the 45 degree line of the ground floor rear facing dining room window at this property. Given the above considerations, this proposal is not considered to affect the amenities currently enjoyed by the occupiers of neighbouring properties and would comply with Policy QE6 of the Core Strategy, paragraph 17 (bullet point no. 4) of the NPPF and House Extension Guideline SPD. Highway Safety The existing property benefits from 3 bedrooms and the drive into the plot can accommodate 2 cars in tandem fashion. This proposal will not increase the amount of bedrooms on site or alter the existing access although the existing driveway will be widened to ensure that provision for 2 off street parking spaces in retained. Therefore, the proposal will not give rise to highway safety issues and would comply with Policy QE6 of the Core Strategy. Coal Legacy The site is in a coal consultation area however; as proposal comprises an extension to an existing dwelling an informative note can be attached to the decision notice if the application is approved in the interests of human health and the environment with regard to historic coal mining legacy to comply with Policy QE6 of the Core Strategy and Chapter 11 of the NPPF. Intermediate surface water flood risk The site is in an intermediate surface water flood risk area however, as the application proposes an extension to an existing dwelling that would occupy an area that currently comprises hardstanding, it is not considered to result in additional impact that would significantly increase the risk of flooding in the area. The proposal is therefore not contrary to the intensions Policy QE4 of the Core Strategy and Chapter 10 of the NPPF. Summary Having regard to the pattern of existing development in the area, representations received and the relevant provisions of the development plan

41

and the National Planning Policy Framework, subject to the conditions attached to this permission, the proposed scheme would be in accordance with the development plan as it is sustainable development, and would not have any significant adverse impacts on visual and neighbour amenity or highway safety. Recommendation – Grant planning permission subject to conditions. Conditions


2. The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details as follows:- Location Plan, drawing no's WL/1102/01 (Existing Plan Elevations and Site Plan), WL/1102/03 (Proposed Elevations and Site Plan), WL/1102/02 (Proposed Plan) and WL/1102/04 (Proposed Section). Reason: For the avoidance of doubt and to define the permission and to accord with Policies CS1, CC1, QE6 and QE7 of the Core Strategy and the National Planning Policy Framework.

3. The facing and roofing materials to be used in the construction of the extension hereby approved shall match in colour, texture and coursing those used on the existing building. Reason: To ensure the use of appropriate materials, in the interests of the visual amenities of the locality and in order to comply with Policy QE7 of the Warrington Core Strategy and the Warrington SPD: Design and Construction

42

Appendix 1 – drawings

43

44

Appendix 2 – Photographs

Existing rear elevation of no’s 62 and 64 Wigshaw Lane.

45

46

DEVELOPMENT MANAGEMENT

COMMITTEE

DECISIONS

Wednesday 8th November 2017

Start 18:30

Item Page App number App Location/Description Recommendation 1 2 3

2 15 26

2016/28345 2017/30723 2017/31083

16 Oak Street,Croft,Warrington,WA3 7HH Full Planning – Proposed two storey detached 3 bed dwelling Approved with conditions and additional condition regarding provision of new boundary treatment along boundary with No. 7 Arkenshaw Road. 49 and 51 Stoneyhurst Crescent, Culcheth and Glazebury,Warrington,WA3 4DN Householder – Joint application for proposed single storey rear extension to No. 49 Stoneyhurst Crescent and Proposed single storey rear and side extension to No 52 Stoneyhurst Crescent Approved with conditions as set out in update as well additional condition to require details to be submitted of brick and stone lintel detailing above front window of side extension to match detailing on existing windows. University Technical College Warrington,Dallam Lane,Bewsey and Whitecross,Warrington,WA2 7NG

Approve

Approve

Approve

Approve

4

37

2017/31227

Full Planning – Proposed external works to create a breakout area for the University Technical College to include cycle storage provision and a recycling/storage compound with paladin fencing Approved with conditions 64 Wigshaw Lane,Warrington,WA3 4NB Householder – Proposed single storey extension to side and rear of dwelling Approved with conditions

Delegated Decisions Delegated 8th November 2017

Appleton

Decision typeDevelopment descriptionLocationApplicationnumber

Decisiondate

05/10/2017 2017/31048 Approved23, ROSEMOOR GARDENS, APPLETON,WARRINGTON, WA4 5RF

Section 192 Certificate - Proposed Single storey rearextension

18/10/2017 2017/31001 Approved withConditions

Christmas Tree Farm, Chester Road, Higher Walton,WARRINGTON, WA4 6TJ

Full Planning -Proposed widening of existing accessand replacement of existing gates

19/10/2017 2017/31197 Householder - Proposed single storey side extension Approved withConditions

6, DELPHFIELDS ROAD, APPLETON, WARRINGTON,WA4 5BY

26/10/2017 2017/31129 Refused73, DINGLEWAY, APPLETON, WARRINGTON, WA43AG

Householder - Partial two-storey extension, partialsingle-storey ground floor extension, partialsingle-storey first floor extension and garageconversion.

26/10/2017 2017/31116 Land to the rear of, 31, Petersham Drive, Warrington Approved withConditions

TPO - Oak Tree, Proposed crown thin by 15%, removedeadwood, crown lift to main branch break, reducelowest limb extending over garden by 2 metres frombranch tip,rebalance lower laterals on opposing sides asrequired to form an overall balanced appearance oncompletion

Page 1 Of 32 Produced by Development Services Integrated Support Team - [email protected] - 01925 442819 30/10/2017


Appleton.


Decisiondate


16, BIRCHDALE ROAD, APPLETON, WARRINGTON,WA4 5AR

Householder- Proposed re-modelling of front elevationincluding construction of 4 x front dormer windows andporc h canopy extension.

19/10/2017 2017/31197 Householder - Proposed single storey side extension Approved withConditions

6, DELPHFIELDS ROAD, APPLETON, WARRINGTON,WA4 5BY



Bewsey and Whitecross


Decisiondate


APEX SELF STORAGE, OWEN STREET, BEWSEYAND WHITECROSS, WARRINGTON, WA2 7PA

Full Planning - Retrospective application for used carsales by appointment only

02/10/2017 2017/31038 Condition DischargedPinners Brow Retail Park, Pinners Brow, Bewsey andWhitecross, Warrington, WA2 7XA

Discharge of Conditions of 2016/29311 ? Condition 4(Materials)

02/10/2017 2017/31045 Condition NotDischarged

Pinners Brow Retail Park, Pinners Brow, Bewsey andWhitecross, Warrington, WA2 7XA

Discharge of Conditions of 2016/29311 ? Condition 5(Hard and soft landscaping)

02/10/2017 2017/31044 Condition DischargedPinners Brow Retail Park, Pinners Brow, Bewsey andWhitecross, Warrington, WA2 7XA

Discharge of conditions of 2016/29311 - Condition 3(Bin Store)

02/10/2017 2017/31043 Condition DischargedPinners Brow Retail Park, Pinners Brow, Bawsey andWhitecross, Warrington, WA2 7XA

Discharge of Conditions of 2016/29311 - Condition 13(Height restrictors at entrance and exit, boundarytreatments and levels)


Pinners Brow Retail Park, Pinners Brow, Bewsey andWhitecross, Warrington, WA2 7XA

Discharge of Condition - Proposed discharge ofcondition 11 (Cycle Parking) on application 2016/29311

02/10/2017 2017/30918 Change of Use (Major) - Proposed change of use fromA1 to flexible A1 and D2 use.

Approved withConditions

1sf Floor Unit previously occupied by British HomesStores, Golden Square Shopping Centre, 77 Old MarketPlace, Warrington Town Centre, Warrington, Cheshire,WA1 1QE

03/10/2017 2017/31005 Condition DischargedLand within Warrington Town Centre located to thenorth of Academy Way, to the east of Bridge Street andto the south of Dolmans Lane, Within the Bridge StreetQuarter Development

Discharge of Condition - Application for approval ofdetails reserved by Condition 3 (Contract for thesubsequent redevelopment of the site as permitted byPlanning Permission 2015/27175 has been signed).


Discharge of Condition - Application for approval ofdetails reserved by Condition 2 (Contract for thesubsequent redevelopment of the site) followingPlanning Approval 2016/27200.

11/10/2017 2017/30885 WithdrawnTHE BELLS, LONGSHAW STREET, BEWSEY ANDWHITECROSS, WARRINGTON, WA5 0DE

Full Planning - Proposed Change of use from A4/C3drinking establishment and dwelling to A1 retail outletincluding partial demolition and external amendments





Decisiondate

16/10/2017 2017/31120 K AND N FILTERS, JOHN STREET, BEWSEY ANDWHITECROSS, WARRINGTON, WA2 7UB

Condition PartDischarged/Part NotDischarged

Discharge of Conditions of 2017/30313- ProposedDischarge of Conditions 2 (Markings and Signage),Condition 5 (Contamination), Condition 7 (NoiseMitigation) and Condition 8 (Lighting Details).


Units 1 and 2, Longshaw Street, Bewsey, Warrington,WA5 0FF

Advertisement-Illuminated shop signage and windowtransfers advertising 2no retails unit within

18/10/2017 2017/31332 Approved1020, SLUTCHERS LANE, BEWSEY ANDWHITECROSS, WARRINGTON, WA1 1QL

Non Material Amendment to 2016/29298 -Repositioning and reconfiguration of DNO room and gaskiosk; Demolition of small brick store in northern carpark to accommodate additional security fencingproposed; Reconfiguration of car parking layout toaccommodate additional security fencing; Relocation offire exit on southern elevation to replace an existingwindow; Relocation of fire exit on northern elevation toreplace an existing window; Roller shutter door onnorthern elevation to be retained as existing (previouslyproposed to be widened by 4m); Roller shutter door onsouthern elevation to be temporarily widened by 4m andthen infilled with demountable panels; and Fitting ofpanels to existing ground floor windows and doors toreduce noise and improve security to the building.


4, LIVERPOOL ROAD, BEWSEY AND WHITECROSS,WARRINGTON, WA5 1AQ

Discharge of Condition - Proposed discharge ofCondition 3(submission of acoustical insulation scheme)on application 2017/29787


Unit 4a, Alban Retail Park, Hawleys Lane, Bewsey andWhitecross, Warrington, WA2 8TW

Advertisement - Proposed 3 Internally illuminatedflexface building signs


Former council offices, Cabinet Works, Cairo Street,Warrington

Full planning application and demolition of an unlistedbuilding in a conservation area; proposed replacementof damaged/collapsed roofs and chimney, dismantlingof existing archway wall and stone, stored to be rebuilt.





Decisiondate

24/10/2017 2017/30969 Harrison Square, Bewsey and Warrington, Warrington,WA5 0HQ


Discharge of Condition - Application for discharge ofConditions 4 (Landscaping Scheme), Condition 10(External acoustic insulated plant), Condition 11(Opening hours, refuse and servicing arrangements),Condition 19 (Bicycle and motorcycle parking),Condition 21 (Electric vehicle charging point) andCondition 23 (Service management strategy) followingapproved planning 2015/26262



Bewsey and Whitecross.


Decisiondate


Discharge of Condition - Application for approval ofdetails reserved by Condition 2 (Contract for thesubsequent redevelopment of the site) followingPlanning Approval 2016/27200.

04/10/2017 2016/28002 ApprovedCHANGING ROOMS, DALLAM PLAYING FIELDS,LONGSHAW STREET, BEWSEY AND WHITECROSS,WARRINGTON

Lawful Development Certificate (Section 192 Certificate)- Proposed extension to the existing bitmac car park onto the existing grassed area using plastic grassreinforcement and improvements to the existing access.



Birchwood


Decisiondate

09/10/2017 2017/31329 Cancelled61, STRAWBERRY CLOSE, BIRCHWOOD,WARRINGTON, WA3 7NT

Full Planning - Proposed change of use of land to formextended garden with the erection of a 6ft fence


EXCHANGE HOUSE, KELBURN COURT,BIRCHWOOD, WARRINGTON, WA3 6PJ

Full Planning - Proposed extension to the ground floorreception area

23/10/2017 2017/31118 Haulage Yard, Unit 2, Clayton Road, Risley, WA3 6PH Approved withConditions

Full Planning - Proposed extension to create additionalHGV workshop.



Birchwood.


Decisiondate

23/10/2017 2017/31118 Haulage Yard, Unit 2, Clayton Road, Risley, WA3 6PH Approved withConditions

Full Planning - Proposed extension to create additionalHGV workshop.



Burontwood and Winwick


Decisiondate


Lockheed Road, Burtonwood and Westbrook,Warrington, WA5 4AH

Advertisement - Proposed extended illuminated fasciasign related to application 2016/28654

09/10/2017 2017/31018 Householder - Proposed Single-storey rear extension. Approved withConditions

55, BROWNING DRIVE, WINWICK, WARRINGTON,WA2 8XL

12/10/2017 2017/30974 Zones 3-6, Phase 2, Omega South, WARRINGTON,WA5 7XQ


Discharge of Condition - Application for approval ofdetails reserved by Condition 19 (A - Characterisation)(B - Remediation & Verification Strategy) and Condition21 Construction Environment Management Plan(CEMP) following Planning Approval 2015/26469.


Burtonwood Brewery Co Plc, Bold Lane, Burtonwoodand Westbrook, Warrington, WA5 4PJ

Full Planning - Proposed New Water Treatment Plantconsisting of 3no vessels on a concrete slab

19/10/2017 2017/31336 ApprovedLand to south of M62, near Junction 8, Zone 7, OmegaSouth, Land to South of M62, near junction 8,Warrington, Burtonwood

Non Material Amendment - Proposed Change towording of Condition 7 to reflect changes to BREEAMstandards


ELM LODGE, CHAPEL LANE, BURTONWOOD ANDWESTBROOK, WARRINGTON, WA5 4HF

Full Planning - Conversion of existing garage, first floorfront extension and single storey side/rear extension toform new dwelling



Chapelford and Old Hall


Decisiondate

13/10/2017 2017/31262 ApprovedNon Material Amendment - Proposed Amendment toremove rooftop signage on station building fromApplication 2017/30325

Land at Chapleford bounded between, land West ofBelvedere Drive and Detroit Close, South of OaklahomaBoulevard and Boston Boulevard, North of SycamoreLane, (between Sycamore Lane and Patton Drive),Great Sankey, Warrington

16/10/2017 2017/31093 Householder- Proposed single storey side extension Approved withConditions

11, TENBURY CLOSE, GREAT SANKEY,WARRINGTON, WA5 3RN

19/10/2017 2017/31232 Prior Approval NotRequired

4, LEXINGTON WALK, WASHINGTON DRIVE, GREATSANKEY, WARRINGTON, WA5 8GG

42 Day Householder Prior Approval - Proposed singlestorey rear extension to extend beyond the rear wall by3.85 metres, maximum height of 3 metres, and height atthe eaves 3 metres



Culcheth, Glazebury and Croft


Decisiondate

02/10/2017 2017/31021 Householder - Proposed first floor addition to side Approved subj. toSection 106 Agreement

15, Hurst Lane, CULCHETH AND GLAZEBURY,Warrington, WA3 5LS

03/10/2017 2017/30964 Refused13, BURTON CLOSE, CULCHETH AND GLAZEBURY,WARRINGTON, WA3 4BW

Householder - Proposed two storey side extension withrear dormer and alterations to existing dormer.

03/10/2017 2017/31051 Refused105, DOEFORD CLOSE, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 4DP

Householder - Proposed single storey rear extension toform new lounge with side extension to form poolhouse, and detached garage conversion to gymnasium.


2, PRESTWICH AVENUE, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 4NA

Householder - Proposed single storey front extensionincluding entrance canopy to front elevation and baywindow,overcladding of existing side extension andconstruction of pitched roof


42, HOB HEY LANE, CULCHETH AND GLAZEBURY,WARRINGTON, WA3 4NW

Householder - Proposed single storey extensionreplacing existing conservatory


60, CULCHETH HALL DRIVE, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 4PX

Householder - Proposed single storey extension to rearelevation.

10/10/2017 2017/31179 WithdrawnLEIGH END, 464, WARRINGTON ROAD,WARRINGTON, WA3 5NX

42 Day Householder Prior Approval - Proposed Singlepitched Domestic extension to rear to extend beyondthe rear wall by 3.1 metres, maximum height of 3.4metres, and height at the eaves 2.25 metres


6, DOEFORD CLOSE, CULCHETH AND GLAZEBURY,WARRINGTON, WA3 4DL

42 Day Householder Prior Approval - Proposed singlestorey rear extension to extend beyond the rear wall by4.5metres, maximum height of 3.5 metres, and height atthe eaves 2.3 metres


81, WELLFIELD ROAD, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 4BX

Householder - Proposed removal of single storey rearextension and raise main roof ridge height by 800mmon previously approved application 2015/26498


74, LODGE DRIVE, CULCHETH AND GLAZEBURY,WARRINGTON, WA3 4ER

Full Planning - Proposed Internal and externalrefurbishment from financial services A2 to A1 retail.



Culcheth, Glazebury and Croft


Decisiondate


97, HOB HEY LANE, CULCHETH AND GLAZEBURY,WARRINGTON, WA3 4NS

Householder - Proposed extensions consisting of Firstfloor above garage and two single storey rear infillextensions following the demolition of the existingconservatory.


HOLLOW DENE, Winwick Lane, Croft, Warrington,WA3 7EW

Full Planning - Proposed change of use from dwelling tooffices

20/10/2017 2017/31015 Refused8, EDDISFORD DRIVE, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 4EZ

Householder - Proposed dismantling of inner roofplanes and construction of new First Floor addition withnew roof and North facing gable wall

27/10/2017 2017/31076 RefusedBROOKSIDE, HOLCROFT LANE, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 5AN

Householder - Proposed single storey rear, front porchand two storey side extension.



Culcheth, Glazebury and Croft.


Decisiondate

02/10/2017 2017/31021 Householder - Proposed first floor addition to side Approved subj. toSection 106 Agreement

15, Hurst Lane, CULCHETH AND GLAZEBURY,Warrington, WA3 5LS


60, CULCHETH HALL DRIVE, CULCHETH ANDGLAZEBURY, WARRINGTON, WA3 4PX

Householder - Proposed single storey extension to rearelevation.


74, LODGE DRIVE, CULCHETH AND GLAZEBURY,WARRINGTON, WA3 4ER

Full Planning - Proposed Internal and externalrefurbishment from financial services A2 to A1 retail.


HOLLOW DENE, Winwick Lane, Croft, Warrington,WA3 7EW

Full Planning - Proposed change of use from dwelling tooffices



Fairfield and Howley


Decisiondate


THE RING O BELLS, CHURCH STREET, FAIRFIELDAND HOWLEY, WARRINGTON, WA1 2TL

Advertisement - Proposed illuminated andnon-illuminated signs



Listed Building - Listed Building application for externalfloodlighting and signage

03/10/2017 2017/30874 RefusedLand adjacent to, 21, Ford Street, Warington, WA1 3QH Full Planning - Retrospective change of use of land toresidential curtilage including fencing

13/10/2017 2016/29389 Refused55, Scott Street, Fairfield and Howley, Warrington, WA27EH

Full Planning - Retrospective planning permission for 2single storey rear extensions, the retention of 2 aircooler units and the re-positioning of the rear externalstaircase to the first floor flat



Full Planning - Proposed Internal alterations, removal of chimney breast and walls in the public areas in orderto improve visibility to trading area, provide public toiletsto first floor function room. New doors to replace windowin rear elevation. Replacement fire escape stairs. Newflue and extraction cowl over kitchen.



Listed Building Consent - Proposed Internal alterations,removcal of chimney breast and walls in the publicareas in order to improve visibility to trading area,provide public toilets to first floor function room. Newdoors to replace window in rear elevation. Replacementfire escape stairs. New flue and extraction cowl overkitchen.

16/10/2017 2017/31158 Approved22, BERESFORD STREET, FAIRFIELD ANDHOWLEY, WARRINGTON, WA1 3SA

Section 192 Certificate - Proposed flat roof dormerextension to rear of dwelling.



Grappenhall


Decisiondate


19, WRIGHTS GREEN, LUMB BROOK ROAD,APPLETON, WARRINGTON, WA4 3HN

Householder - Proposed Single storey extensions tofront and rear

09/10/2017 2017/31184 Refused7, ROCKFIELD MEWS, ALEXANDRA ROAD,GRAPPENHALL AND THELWALL, WARRINGTON,WA4 2AE

Non Material Amendment - Proposed change to roofdesign from flat to a pitched roof including 2 roof lights,one to the front and rear, on application 2017/29967

16/10/2017 2017/31089 Approved1, GEORGES CRESCENT, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2PP

Lawful Development Certificate - Proposed reardormers

19/10/2017 2017/31233 Arlington House, 88 , Ackers Road, Stockton Heath,WARRINGTON, WA4 2EA


Discharge of Condition - Proposed discharge ofCondition 3 (Materials-Roof Tiles) on previouslyapproved application 2016/28851


50, ST ANNES AVENUE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2PL

Householder - Single storey garage, utility and w.cextension


6, DASHWOOD CLOSE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 3JA

Householder - Proposed provision of habitable rooms atnew 2nd floor level by raising the ridge height of the roofby 1.000m with the provision of 3 No pitched roofdormers with balconies at the rear with internal andexternal alterations.



Great Sankey North and Whittle Hall


Decisiondate

12/10/2017 2017/30974 Zones 3-6, Phase 2, Omega South, WARRINGTON,WA5 7XQ


Discharge of Condition - Application for approval ofdetails reserved by Condition 19 (A - Characterisation)(B - Remediation & Verification Strategy) and Condition21 Construction Environment Management Plan(CEMP) following Planning Approval 2015/26469.


1, MORRISON CLOSE, GREAT SANKEY,WARRINGTON, WA5 1RT

TPO - T17 Lime, Proposed 25% crown reduction,deadwooding and removal of epicormic shoots

19/10/2017 2017/31336 ApprovedLand to south of M62, near Junction 8, Zone 7, OmegaSouth, Land to South of M62, near junction 8,Warrington, Burtonwood

Non Material Amendment - Proposed Change towording of Condition 7 to reflect changes to BREEAMstandards


ST MARYS SUNDAY SCHOOL, BARNES CLOSE,GREAT SANKEY, WARRINGTON, WA5 2TP

Full Planning - External alterations to existing churchhall.



Great Sankey South


Decisiondate


88, Norbreck Close, Great Sankey, WARRINGTON,WA5 2SX

Householder - Proposed single/two storey extension atrear


24, THORNTON ROAD, GREAT SANKEY,WARRINGTON, WA5 2SZ

Householder - Proposed single storey side and rearwraparound extension and porch extension.

05/10/2017 2017/31055 Approved31, ROSTHERNE CLOSE, BEWSEY ANDWHITECROSS, WARRINGTON, WA5 1BW

Section 192 (Lawful Development Certificate) -Proposed loft conversion with rear dormer


95, MARINA AVENUE, GREAT SANKEY,WARRINGTON, WA5 1JH

Householder - Proposed two storey side and singlestorey rear extension

06/10/2017 2017/31122 Withdrawn292, HOOD LANE NORTH, GREAT SANKEY,WARRINGTON, WA5 1EU

Householder - Proposed two storey side and singlestorey rear extension

13/10/2017 2017/31262 ApprovedNon Material Amendment - Proposed Amendment toremove rooftop signage on station building fromApplication 2017/30325

Land at Chapleford bounded between, land West ofBelvedere Drive and Detroit Close, South of OaklahomaBoulevard and Boston Boulevard, North of SycamoreLane, (between Sycamore Lane and Patton Drive),Great Sankey, Warrington



Latchford East


Decisiondate

11/10/2017 2017/30263 Condition DischargedDischarge of Condition - Application for approval ofdetails reserved by Condition 9 (Verification Report)following Planning Approval 2015/26544.

Phase 3B Latchford East (Westy), Land to the Northand West, of Cardinal Newman High School includingland to the North, of Mersey Walk and land to the Eastof Mort Avenue, Latchford, Warrington


GOSPEL HALL, DOVER ROAD, LATCHFORD,WARRINGTON, WA4 1NB

Full Planning - Proposed change of use to residentialand single storey side extension



Latchford West


Decisiondate

06/10/2017 2017/31012 Full Planning - .Proposed residential development. Approved withConditions

Proposed residential development to land, land adjacentto 128, Slater Street, Latchford, WARRINGTON, WA41DW



Lymm North and Thelwall


Decisiondate


4, WHITBARROW ROAD, LYMM, WARRINGTON,WA13 9AE

Discharge of condition - Proposed discharge ofconditions 1 (Full Plans), 2(Approved Plans andDocuments), 3(Retention of car parking space(s) 4 & 5(Landscaping scheme) on approved application2016/29401

06/10/2017 2017/30748 WithdrawnLaskey House, Laskey Lane, Grappenhall and Thelwall,WARRINGTON, WA4 2TF

Householder - Proposed Two storey extension to side ofoutbuilding to replace existing extension

10/10/2017 2017/31032 Householder - Proposed two storey side extension Withdrawn11, WHITEFIELD, RUSHGREEN ROAD, LYMM,WARRINGTON, WA13 9QS

16/10/2017 2017/31029 WithdrawnLand to the side of, 105, Rushgreen Road, Lymm,WA13 9QQ

Full Planning - Proposed new dwelling at land to theside of 105 Rushgreen Road

19/10/2017 2017/31188 6, BOLLIN CLOSE, LYMM, WARRINGTON, WA13 9PZ Approved withConditions

Householder - Proposed replacement of existingconcreate panel garage with new traditional brickgarage


59, WEASTE LANE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 3JR

Householder - Proposed Removal of side facingconservatory, minor rear extension, conversion of loftinto habitable area incorporating a rear dormer,re-roofing to shallow pitched front elevation roof.


Plot Adjacent to, 67, Mill Lane, Lymm, Warrington,WA13 9SG

Outline Planning - Outline application for theconstruction of one dwelling with all matters reservedexcluding access


33, WOODLANDS DRIVE, GRAPPENHALL ANDTHELWALL, WARRINGTON, WA4 2JL

TPO - Application for tree works to T1 and T2 2 x Oaktrees situated on left-hand boundary (edge of field) onrecently purchased land. Carry out approximately 20%crown thinning to increase wind and light permeation,reduce back side laterals encroaching the property andgarden by 1-2mG1 - Reduce back Elder and Hawthorn to the edge ofthe new boundary line within the copse to the newboundary line



Lymm North and Thelwall


Decisiondate

20/10/2017 2017/30527 Withdrawn16, POOL LANE, LYMM, WARRINGTON, WA13 9BJ Full Planning - Proposed construction of 2No, fourBedroom properties on land to the rear of 16 Pool lane,accessed off Brookside Avenue.



Lymm South


Decisiondate

02/10/2017 2017/30986 WILLOWPOOL, BURFORD LANE, LYMM,WARRINGTON


Discharge of Condition - Application for approval ofdetails reserved by Condition 10 (Scheme for electricvehicle charging points) and Condition 21 (A.Remediation & Verification) and (B. Reporting ofUnexpected Contamination) following PlanningApproval 2015/26642.

03/10/2017 2017/30952 Refused26 , Ridgway Gardens, Lymm, WARRINGTON, WA130HQ

Householder - Proposed loft conversion with reardormer window and skylight windows to front elevation

05/10/2017 2017/30908 Refused56, EAGLE BROW, LYMM, WARRINGTON, WA13 0LZ Householder - Proposed demolition of garage andconstrction of a two storey side extension with forwardfacing gable end and first floor rear extension with flatroof.


24, LIMEFIELD AVENUE, LYMM, WARRINGTON,WA13 0QB

Householder - Proposed two-storey side extension andsingle-storey rear extension to replace the existingconservatory

09/10/2017 2017/31056 Approved29, SANDMOOR PLACE, LYMM, WARRINGTON,WA13 0LQ

Section 192 (Lawful Development Certificate) -Proposed single storey rear extension


30, MANOR ROAD, LYMM, WARRINGTON, WA130AU

Householder - Proposed replacement boundarytreatment from evergreen hedge to brick wall with brickpilars including iron railings at 2m high sited up to thehighway boundary of Crouchley Lane.

10/10/2017 2017/30232 WithdrawnLYMM HALL, RECTORY LANE, LYMM,WARRINGTON

Full Planning-Proposed new dwelling on land south eastof Lymm Hall -amendments to approvals 2015/26596and 2015/26597

10/10/2017 2017/30233 WithdrawnLYMM HALL, RECTORY LANE, LYMM,WARRINGTON

Listed Building - Listed Building application for proposednew dwelling on land south east of Lymm Hall-amendments to approvals 2015/26596 and 2015/26597



Lymm South


Decisiondate

10/10/2017 2017/31234 ApprovedWILLOWPOOL NURSERIES AND GARDEN CENTRE,BURFORD LANE, LYMM, WARRINGTON, WA13 0SH

Non Material Amendment - Proposed removal of treeformally shown for retention on approved plansM2587.02D Landscape Layout 14-1105A(10)-10 , RevH Site block plan as proposed 14-1105 A (10)-11 , Rev ISite plan as proposed 14-1005 A (10)-11, Rev CAboricultural Impact Assessment, proposedrepositioning of plots 1,2,11,12 and 13 and proposedincrease in size of unit on plot 11


2, WOODLAND DRIVE, LYMM, WARRINGTON, WA130BL

Householder - Proposed reconfiguration of roof andconstruction of hipped roof over the flat roof garageincluding 2 x front dormer windows, 4 x roof lights in thefront roof slope, 7 x roof lights in the rear roof slope and1 x roof light in the side roof slope to provideaccommodation at first floor level in the loft space.


32, ELM TREE ROAD, LYMM, WARRINGTON, WA130NH

Householder-Demolition of existing garage, two storeyside extension & remodelling


10, OAKLANDS DRIVE, LYMM, WARRINGTON, WA130NF

Householder - Proposed Single Storey Side Extension /Proposed Single Storey rear extension / Proposed FrontElevation single storey extension.


9, CHURCHWOOD VIEW, LYMM, WARRINGTON,WA13 0PU

TPO - Proposed Group - Mixed group consisting of Oakand Sycamore. Applicant wishes to crown lift 5 trees,and thin by 20% within the group immediately beyondthe property and cut back beyond hedge line to preventdanger from over hanging limbs. Removed brash toremain on site as a habitat pile within the group TPOarea.

26/10/2017 2017/30923 WithdrawnAgricultural field west of cherry lane, Land west ofCherry Lane, Cherry Lane, Warrington

Full Planning - Proposed Agricultural Store, Yard andAgricultural Private Way



Lymm South


Decisiondate


POPLAR PARK, CLIFF LANE, LYMM, WARRINGTON,WA13 0TD

Full Planning - Redevelopment and change of use ofland to form truck wash facility including associatedoffice and stores, internal access roads, parking andlandscaping, and alterations to access (resubmission of2017/30401)



Orford


Decisiondate


35, TENNYSON DRIVE, ORFORD, WARRINGTON,WA2 9BZ

Householder - Proposed rear and side single storeyextension to bungalow. Removal of existing concretesectional garage. Construction of new garage andhobby room in extreme rear corner of garden.

16/10/2017 2017/31082 6, Arnhem Crescent, ORFORD, Warrington, WA2 7PT Approved withConditions

Full planning - Proposed one bedroom bungalow withinthe garden curtilage and demolition of existing garage

19/10/2017 2017/31225 Approved1, SMITH DRIVE, ORFORD, WARRINGTON, WA2 8ER Section 192 Certificate - Proposed single storeykitchen/dining room extension to rear elevation



Penketh and Cuerdley


Decisiondate


Gable wall of, 183, Warrington Road, Penketh,Warrington, WA5 2EN

Advertisement - Proposed replacement of an existingilluminated 48 sheet advertising display with anilluminated 48 sheet digital advertising display


55, NEWLYN GARDENS, PENKETH, WARRINGTON,WA5 2UX

Householder - Proposed demolition of existingconservatory and construction of a single storey sideextension with ridged roof

10/10/2017 2017/30667 Approved21, LARCH AVENUE, PENKETH, WARRINGTON,WA5 2AZ

Householder - Proposed two storey extension to sideand rear and single storey to rear and front elevation


19, CHERRY TREE AVENUE, PENKETH,WARRINGTON, WA5 2DR

Householder - Proposed conversion of existing attachedgarage to create sitting room



Poulton North


Decisiondate

02/10/2017 2017/30816 Refused2, NEWTON GROVE, POULTON-WITH-FEARNHEAD,WARRINGTON, WA2 0YA

TPO - Proposed T1 Lime - Fell to ground level andreplace plant with Rowan, or Similar sized tree suitablefor space. Tree is repeatedl pollarded every 3-4 years totry and contain. Tree has overgrown location and is nowcausin damage to drains

19/10/2017 2017/31143 Full Planning - Proposed Change of use to a largeHouse in multiple occupation (8 persons)

Approved withConditions

68, BLACKBURNE CLOSE,POULTON-WITH-FEARNHEAD, WARRINGTON, WA20PJ

23/10/2017 2017/31235 Approved20, GROSVENOR GRANGE,POULTON-WITH-FEARNHEAD, WARRINGTON, WA14SF

Non Material Amendment - Proposed Alterations to theEast Entrance to the site following application2016/28471



Poulton South


Decisiondate

25/10/2017 2017/31261 Prior Approval is Given69, BIRCHDALE ROAD,POULTON-WITH-FEARNHEAD, WARRINGTON, WA13EU

42 Day Householder Prior Approval - Proposed singlestorey ground floor rear extension to extend beyond therear wall by 3.5 metres, maximum height of 3 metres,and height at the eaves 2.5 metres



Rixton and Woolston


Decisiondate

05/10/2017 2017/31035 Refused3, NOTTINGHAM CLOSE, WOOLSTON,WARRINGTON, WA1 4QY

Householder - Retrospective application for garden wallto front of dwelling (reduced to 600mm)


59, CLAYDON GARDENS,RIXTON-WITH-GLAZEBROOK, WARRINGTON, WA36FA

Householder - Proposed demolition of existingconservatory and construction of single storey side &rear extension

11/10/2017 2017/31065 Refused3, NOTTINGHAM CLOSE, WOOLSTON,WARRINGTON, WA1 4QY

Householder - Retention of non-porous drive whichreplaced existing drive and party overs council ownedservice strip

11/10/2017 2017/30943 Approved14 , Marsh Brook Close, Rixton-With-Glazebrook,WARRINGTON, WA3 6LR

Lawful Development Certificate - Proposed single storeyrear infill extension and part conversion of originalcarport and part conversion of original garage

11/10/2017 2017/30264 Condition DischargedLand at Bridge Lane Industrial Estate (M, Woolston,Cheshire, Warrington

Discharge of Condition - Application for approval ofdetails reserved by Condition 14 (Verification Report -Completion) following Planning Approval 2016/27683.

16/10/2017 2017/31022 Householder - Proposed two storey side extension Approved withConditions

2, COTTERILL DRIVE, WOOLSTON, WARRINGTON,WA1 4AS


22, MARGARET AVENUE, WOOLSTON,WARRINGTON, WA1 3UN

42 Day Householder Prior Approval - Proposed singlestorey rear extension to extend beyond the rear wall by3.6 metres, maximum height of 3.5 metres, and heightat the eaves 2.4 metres.



Stockton Heath


Decisiondate

02/10/2017 2017/30682 RefusedBridgewater Mews, Stockton Heath, Warrington, WA46LG

Full Planning - Proposed 2 storey building withassociated Parking and Landscaping comprising 4 Noexecutive 1 bedroom accommodation suites (C3) onGround Floor with Office Space (B1a) on First Floor withMezzanine level


42 , Grappenhall Road, Stockton Heath,WARRINGTON, WA4 2AG

Householder - Proposed demolition of existing outbuildings to form single storey rear and side extension,loft conversion with dormers and additional windows toexisting building and new brick wall with access gate

06/10/2017 2017/31049 95, WALTON ROAD, WARRINGTON, WA4 6NR Approved withConditions

Householder - Proposed single storey rear/sideextension

06/10/2017 2017/30783 RefusedBridgewater Mews, Stockton Heath, WARRINGTON,WA4 6LG

Full Planning - Proposed 2 storey building withassociated Parking and Landscaping comprising 1 No 2Bedroom Residential Apartment (C3) at Ground Floor,Office Space (B1 (a) on First Floor


16, BIRCHDALE ROAD, APPLETON, WARRINGTON,WA4 5AR

Householder- Proposed re-modelling of front elevationincluding construction of 4 x front dormer windows andporc h canopy extension.

06/10/2017 2017/31016 TPO - Birch(T1) - Proposed fell Approved withConditions

66 B, Birchdale Road, Appleton, WARRINGTON, WA45AW

06/10/2017 2017/31009 3, CRANLEIGH CLOSE, WARRINGTON, WA4 6SD Approved withConditions

Householder - Proposed garage conversion and internalalterations together with associated external works.


Woodland at the rear of, 4, Brookwood Close, Walton,Warrington

TPO - 6 Mature Lime trees to western boundary of thegarden to no. 4 Brook wood close- Proposed crown liftto crown break at approximately 6-7M, Crown thin byapprox 20% to increase wind and light permeation.


67, WEST AVENUE, STOCKTON HEATH,WARRINGTON, WA4 6HX

Householder -Proposed single storey Kitchen/Familyroom extension to rear elevation



Stockton Heath


Decisiondate


33, SANDY LANE, STOCKTON HEATH,WARRINGTON, WA4 2AY

Householder - Proposed single storey side and rearextension



Westbrook


Decisiondate

05/10/2017 2017/31150 Approved63, GRESFORD CLOSE, BURTONWOOD ANDWESTBROOK, WARRINGTON, WA5 9RY

Section 192 Certificate - Proposed rear single storeyextension and conversion of the existing integral garageinto living space


2, PARTISAN GREEN, BURTONWOOD ANDWESTBROOK, WARRINGTON, WA5 7AA

Householder - Proposed single storey front porchextension and single storey side and rear extension


DEVELOPMENT MANAGEMENT COMMITTEE 8th November 2017

WRITTEN UPDATE REPORT

Item 1 - 2016/28345 16 Oak Street, Croft Croft Parish Council The Parish Council have withdrawn their objection to the application. Neighbour Representations As a result of the re-consultation due to the receipt of amended plans, a further objection has been received from 7 Arkenshaw Road. The matters raised are summarised and addressed below:

Application number 2016/28345 has been refused Officer comment - This is incorrect as this is the current application being considered. An outline application in 2003 was refused as that did not provide the detail of this application to demonstrate that a dwelling could be acceptable on the site.

Tandem parking is not practical and will result in vehicles parking on the road Officer comment - Tandem parking is an acceptable form of parking provision on private driveways, as set out in the Car Parking SPD.

Unreasonable loss of amenity for 7 Arkenshaw Road and recently constructed extension – overshadowing, loss of light and outlook. Overdominant, looming aspect Officer comment – This is addressed in the officer report.

The proposal would unnecessarily add to the available housing land surplus within the Borough, contrary to the provisions of policy HOU2 of the Warrington UDP (Revised Deposit Draft) Officer comment – This was part of the reason for refusal in 2003 for the previous application 2003/00166. The UDP is no longer in force and has now been replaced by the Core Strategy. The current situation regarding housing land supply is addressed in the officer report setting out that the Council cannot demonstrate a five year supply of housing land.

Proximity of foundations to boundary fence of 7 Arkenshaw Road impacts on paved garden area Officer comment - This is not a material planning consideration and would be a party wall issue.

Item 2 – 2017/30723: 49-51 Stonyhurst Crescent Consultation responses Warrington BC (Arboricultural Officer) No objection - the position of the proposed extension is such that the existing Birch and Poplar trees would not be harmed, subject to the standard tree protection condition:

Prior to the commencement of the development herby approved, a scheme for the

protection of all tree/ shrubs/ and vegetation to be retained both within and adjoining

the site shall be submitted to and approved in writing by the Local Planning Authority.

This scheme shall also include a construction methodology for development within

root protection areas and the installation of foundations, utility services and drainage

systems in relation to root protection areas, in accordance with BS 5837:2012.

Proposed materials, excavation depths and finished levels shall also be detailed in

the scheme. The development shall be completed in accordance with the approved

scheme and protective measures being in place for the duration of construction

works.

Reason; In the interests of the well-being of existing trees, in view of their positive

visual impact on the character/appearance of the conservation area, having regard to

Warrington Borough Councils’ Local Plan Core Strategy Policies QE7, QE8 and QE5.

Amended plans Amended plan received dated 07/11/2017 Drawing No.17-112/P/101 REV C including a stone coping detail to finish flat roof extension to match existing garage finish and showing position of existing wall. Recommendation: No change to recommendation – approve with conditions. Amendment to condition 2 to reference amended plan 101 rev C. Additional condition – tree protection scheme to be submitted

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