Agenda item

Report of Director Partnerships, Planning and Policy (enclosed)

Planning permission granted subject to conditions.

Application No:          11/00238/FULMAJ

Proposal:                   Proposed redevelopment of Washington Hall Fire Training Centre (part outline and part full application).  Outline for the redevelopment of the whole site including long term master plan and full application for proposed road widening, construction of a new urban search and rescue (USAR) building and fleet garage and stores facility.

Location:                    International Fire Training Centre, Washington Hall, West Way, Euxton, Chorley

Decision:

 

It was proposed by Councillor Ken Ball, seconded by Councillor David Dickinson  and subsequently unanimously RESOLVED – To grant planning permission subject to a 10 year condition relating to the outline part of the application in which reserved matters application must be submitted and the following condition:

 

1.         The development hereby permitted shall not commence until full details of the junction between the proposed service road and the highway have been submitted to and approved in writing by the Local Planning Authority.  No part of the development hereby permitted shall be occupied or used until that junction has been constructed in accordance with the approved details.

Reason: In the interests of highway safety and in accordance with Policy No. TR4 of the Adopted Chorley Borough Local Plan.

 

2.         Applications for approval of the reserved matters (namely external appearance of the buildings, scale and landscaping of the site) must be made to the Council for the part of the proposed development hereby permitted in outline (as identified on drawing no. C-0115-38 Rev A: Scope of Application) before the expiration of 10 years from the date of the this permission and the development hereby permitted must be begun three years from the date of approval of the last of the reserved matters to be approved.

Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

3.         The part of the proposed development hereby permitted in full (as identified on drawing no. C-0115-38 Rev A: Scope of Application) must be begun no later than three years from the date of this permission.

Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

4.         Any application for the approval of  reserved matters for any phase or sub-phase shall be made in accordance with the scope of the approved indicative Masterplan (reference C-0115-29 Rev D: Proposed Masterplan) in relation to the scale, including building heights, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure an acceptable form of development for the site within the parameters of the outline permission.

 

5.         The development hereby permitted shall be carried out in accordance with the following phasing plans:

   Phase 1:         C-0115-17 Rev A

   Phase 2-A:      C-0115-18 Rev B

   Phase 2-B:     C-0115-19 Rev A

   Phase 3:         C-0115-20 Rev B

   Phase 4:         C-0115-21 Rev B

   Phase 5:         C-0115-22 Rev B

   Phase 6:         C-0115-29 Rev C

Reason: To ensure the buildings are not retained in the Green Belt after the need for them has gone and to ensure proper long term planning of the site and in accordance with PPG2 and Policies DC1 and DC6 of the Adopted Chorley Borough Local Plan Review.

 

6.         The development hereby permitted shall be carried out in accordance with the Phasing of Demolition plan (reference C-0115-16 Rev B: Phasing of Demolition). The buildings on the site to be removed shall be demolished in line with this plan and the last building to be demolished as shown on this plan shall be removed within 15years of the date of this permission.

Reason: To ensure the buildings are not retained in the Green Belt after the need for them has gone and to ensure proper long term planning of the site and in accordance with PPG2 and Policies DC1 and DC6 of the Adopted Chorley Borough Local Plan Review.

 

7.         Upon completion of the remediation set out in the Method Statements report(s) shall be submitted to the local planning authority in accordance with the timing set out in the approved Framework Site Investigation that provides verification that the required works regarding contamination have been carried out in accordance with the approved Method Statement(s). Post remediation sampling and monitoring results shall be included in the report(s) to demonstrate that the required remediation has been fully met. Future monitoring proposals and reporting shall also be detailed in the report.

Reason: To enable a risk assessment to be undertaken, refinement of the conceptual model, the development of a Method Statement and Remediation Strategy and to ensure that the proposed site investigation and remediation strategy will not cause pollution of ground and surface waters both on and off the site and in accordance with PPS23.

 

8.         No phase of the development approved by this permission shall be commenced until a scheme for the dispersal of foul and surface waters has been approved in writing by the local planning authority. Such a scheme shall be constructed and completed in accordance with the approved plans.

          Reason: To ensure a satisfactory means of drainage and in accordance with PPS25.

 

9.         All planting, seeding or turfing comprised in the approved details of landscaping for the Fleet Garage and Stores hereby permitted in full (shown on part of drawing no. 3944.02 Rev B) shall be carried out in the first planting and seeding seasons following the occupation or completion of this building, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

          Reason:  In the interest of the appearance of the locality and in accordance with Policy Nos. GN5 and EP9 of the Adopted Chorley Borough Local Plan Review.

 

10.      All planting, seeding or turfing comprised in the approved details of landscaping for the car park hereby permitted in full (shown on part of drawing no. 3944.02 Rev B) shall be carried out in the first planting and seeding seasons following the use or the completion of the car park, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

          Reason:  In the interest of the appearance of the locality and in accordance with Policy Nos. GN5 and EP9 of the Adopted Chorley Borough Local Plan Review.

 

11.      All planting, seeding or turfing comprised in the approved details of landscaping for the Urban Search and Rescue (USAR) building hereby permitted in full (shown drawing no. 3944.03 Rev A) shall be carried out in the first planting and seeding seasons following the occupation or completion of this building, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

          Reason:  In the interest of the appearance of the locality and in accordance with Policy Nos. GN5 and EP9 of the Adopted Chorley Borough Local Plan Review.

 

12.      Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall be accompanied by a scheme of landscaping. The scheme shall indicate all existing trees and hedgerows on the land; detail any to be retained, together with measures for their protection in the course of development; indicate the types and numbers of trees and shrubs to be planted, their distribution on site, those areas to be seeded, paved or hard landscaped; and detail any changes of ground level or landform. Any area of the site included in the red edge of the original permission (11/00238/FULMAJ) that has not formed part of a subsequent reserved matters application shall have a landscaping scheme submitted for it as part of the last reserved matters application.  All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of any buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

          Reason: In the interests of the amenity of the area and in accordance with Policy Nos.GN5 and EP9 of the Adopted Chorley Borough Local Plan Review.

 

13.      The part of the proposed development hereby permitted in full (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall only be carried out in conformity with the proposed Finished Floor Levels shown on the following approved plan(s):

C-0115-35 Rev C – Proposed USAR Building

C-0115-36 Rev D – Proposed Fleet Garage and Main Stores

          Reason:  To protect the appearance of the locality and in accordance with Policy Nos. GN5 and DC6 of the Adopted Chorley Borough Local Plan Review.

 

14.      Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall be accompanied by full details of existing and proposed ground levels and proposed building slab levels (all relative to ground levels adjoining the site), notwithstanding any such detail shown on previously submitted plan(s).  The development shall only be carried out in conformity with the approved details.

          Reason:  To protect the appearance of the locality and in accordance with Policy Nos. GN5 and DC6 of the Adopted Chorley Borough Local Plan Review.

 

15.      Foul drainage from the development of this site must be drained to the foul sewer. Surface water from any areas likely to be contaminated must be connected to the foul sewer.

          Reason: To secure proper drainage and in accordance with Policy Nos. EP17 and EM2 of the Adopted Chorley Borough Local Plan Review.

 

16.      No individual part of the development hereby permitted in full (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall commence until full details of all external facing materials to that building(s) have been submitted to and approved in writing by the Local Planning Authority.  The development shall only be carried out using the approved external facing materials.

          Reason:  To ensure that the materials used are visually appropriate to the locality and in accordance with Policy Nos. GN5 and DC6 of the Adopted Chorley Borough Local Plan Review.

 

17.      Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall be accompanied by full details of the colour, form and texture of all external facing materials to the proposed building(s). The development shall only be carried out using the approved external facing materials.

          Reason:  To ensure that the materials used are visually appropriate to the locality and in accordance with Policy Nos. GN5 and DC6 of the Adopted Chorley Borough Local Plan Review.

 

18.      The part of the development hereby permitted in full (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall not commence until full details of the colour, form and texture of all hard ground- surfacing materials (notwithstanding any such detail shown on previously submitted plans and specification) have been submitted to and approved in writing by the Local Planning Authority.  The development shall only be carried out in conformity with the approved details.

          Reason:  To ensure a satisfactory form of development in the interest of the visual amenity of the area and in accordance with Policy Nos. GN5 and DC6 the Adopted Chorley Borough Local Plan Review.

 

19.      Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall be accompanied by details of the colour, form and texture of all hard ground- surfacing materials (notwithstanding any such detail shown on previously submitted plans and specification). The development shall only be carried out in conformity with the approved details.

          Reason:  To ensure a satisfactory form of development in the interest of the visual amenity of the area and in accordance with Policy Nos. GN5 and DC6 the Adopted Chorley Borough Local Plan Review.

 

20.      The Urban Search and Rescue (USAR) building hereby permitted shall not be brought into use until the site junction with West Way has been constructed in accordance with drawing no. SCP/10290/SK002/C (Proposed Option 2 – Access Arrangement with Ghost Island Right Turn Lane).

          Reason:  In the interests of highway safety to provide a dedicated land for emergency vehicles and in accordance with Policy No.TR4 of the Adopted Chorley Borough Local Plan Review.

 

21.      The existing access onto Washington Lane shall remain as an emergency access only.

          Reason: Washington Lane is a rural land and is not suitable for large vehicles and in accordance with Policy TR4 of the Adopted Chorley Borough Local Plan Review.

 

22.      Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall be accompanied by full details of the number of parking spaces to be provided in that phase (if they are to be provided) including details of disabled parking provision, motorcycle parking and bicycle parking.

          Reason:  To allow the authority to assess that the site is adequately served by parking and disabled parking and that motorcycle and bicycle parking is sufficiently provided and in accordance with Policy No.TR4 of the Adopted Chorley Borough Local Plan Review.

 

23.      The staff car park hereby approved in full (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall be implemented as part of Phase 2-B and be surfaced or paved, drained and marked out all in accordance with the approved plan before the USAR building is brought into use.  The car park and vehicle manoeuvring areas shall not thereafter be used for any purpose other than the parking of and manoeuvring of vehicles.

          Reason:  To ensure adequate on site provision of car parking and manoeuvring areas and in accordance with Policy No. TR4 of the Adopted Chorley Borough Local Plan Review.

24.      Prior to the commencement of construction of any part of the development hereby permitted is commenced a Framework Travel Plan shall be produced and provided to the local planning authority and approved in writing by them. This shall detail how a Travel Plan(s)  will be will produced for the site (possible in phases) and detail the timescales in which they will be produced and implemented in relation to the phasing of the site. Following approval of the Framework Travel Plan a Travel Plan shall be produced (possibly in phases) in line with the approved Framework Travel Plan and shall include as a minimum:

·       Appointment of a named Travel Plan Co-ordinator

·       Travel survey;

·       Details of cycling, pedestrian and public transport links to the site;

·       Details of cycle parking; 

·       SMART Targets for non-car modes of travel;

·       Action plan of measures to be introduced;

·       Details of arrangements for monitoring and review of the Travel Plan for a period of at least 5 years from the date of occupation of the last building hereby permitted by a reserved matters application.

          Reason: To ensure the delivery of sustainable transport objectives, including reductions in car usage, increased use of public transport and walking and cycling and in accordance with Policy TR4 of the Adopted Local Plan Review and PPG13.

 

25.      Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall be accompanied by a Sustainable Resources Statement demonstrating how that phase or sub-phase will comply with national and/or local planning policies in place at the date of submission with regard to Sustainable Resources. The development shall only be carried out in accordance with the approved details.

Reason: To ensure the proper planning of the area. In line with the objective of National Planning Policy contained in Planning Policy Statement: Planning, the Climate Change Supplement to PPS1, Policies EM16 and EM17 of the Regional Spatial Strategy and Chorley Borough Council's Sustainable Resources DPD and any future policies at the time of submission.

 

26.      The Urban Search and Rescue (USAR) building and Fleet Garage and Stores hereby granted full planning permission shall be built to BREEAM ‘very good’ standard. In addition, before the construction of each of these buildings is commenced a Sustainable Resources Statement shall be submitted and approved in writing by the local planning authority demonstrating how that building will comply with criterion (b) of policy SR1 of the Sustainable Resources Development Plan Document. The buildings shall then only be constructed in accordance with these details.

Reason: To ensure the proper planning of the area. In line with the objective of National Planning Policy contained in Planning Policy Statement: Planning, the Climate Change Supplement to PPS1, Policies EM16 and EM17 of the Regional Spatial Strategy and Chorley Borough Council's Sustainable Resources DPD.

 

27.      The ‘mitigation & compensation proposals’ included in the report ‘Bat Emergency Survey’ (Arbtech Consulting Ltd, 2011) shall be implemented in full.

Reason: To ensure the protection a European Protected Species and in accordance with PPS9.

 

28.      Tree felling, vegetation clearance works, demolition work or other works that may affect nesting birds must be avoided between March and July inclusive, unless the absence of nesting birds has been confirmed by further surveys or inspections that have been submitted to and approved in writing by the local planning authority.

          Reason: To ensure that detrimental impacts on breeding birds are avoided and in accordance with PPS9.

 

29.      Rhododendron is present on the site, under the Wildlife and Countryside Act 1981 (as amended) it is an offence to cause the spread of this species. Therefore a programme for the control/eradication of this species shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. The programme shall accord with Environment Agency Guidelines. The programme shall be implemented in accordance with the approved details.

          Reason: To ensure the eradication of Rhododendron in accordance and PPS9.

 

30.      Before any individual part of the proposed development hereby permitted in full (as identified on drawing no. C-0115-38 Rev A: Scope of Application) is commenced, details of measures to be undertaken during site works to protect the diversity of local amphibian populations from harm shall be submitted to and approved in writing by the Local Planning Authority. The development shall then be undertaken in accordance with the approved details. Any amphibians discovered during site works should be translocated to a suitable area in the fire training centre grounds such as the fenced vegetated area adjacent to Pond 1 or Pond 3 as shown in the report ‘ Great Crested Newt Survey Report (ENVIRON UK Ltd) June 2010’.

          Reason: To protect the diversity of local amphibian populations from harm and in accordance with PPS9.

 

31.      Any application for the approval of reserved matters for any phase or sub-phase submitted pursuant to the outline permission hereby permitted (as identified on drawing no. C-0115-38 Rev A: Scope of Application) shall be accompanied by details of measures to be undertaken during site works to protect the diversity of local amphibian populations from harm shall be submitted to and approved in writing by the Local Planning Authority. The development shall then be undertaken in accordance with the approved details. Any amphibians discovered during site works should be translocated to a suitable area in the fire training centre grounds such as the fenced vegetated area adjacent to Pond 1 or Pond 3 as shown in the report ‘ Great Crested Newt Survey Report (ENVIRON UK Ltd) June 2010’.

          Reason: To protect the diversity of local amphibian populations from harm and in accordance with PPS9.

 

32.      Before the 3 storey office building is brought into use (as identified on approved plan C-0115-29 Rev D) the existing footway (south of the site access with West Way) from the roundabout up to the site entrance shall be improved to provide a 3.0m wide shared cycle/pedestrian route, and the route along the north side of the access up to Chancery Road shall also be improved to provide a 3.0m wide shared cycle/pedestrian route.

          Reason: To allow cyclists to continue their travel along the route without having to join West Way before turning into the site access and the latter to concur with the shared pedestrian cycle/pedestrian route on the opposite side of the road and improve alternative methods of getting to the site other than the car and in accordance with Policy TR4 of the Adopted Chorley Borough Local Plan Review.

 

33.      The approved plans are:

Title:                                                                          Drawing Number     Date Received:

Existing Location Plan                         C-0115-331              All drawings

                                                                                                 received 18

                                                                                                 March 2011

Proposed Location Plan                    C-0115-34

Proposed Masterplan                         C-0115-29 Rev D

Phasing of Development Demolition C-0115-16 Rev B

Phase 1:                                                C-0115-17 Rev A

Phase 2-A:                                            C-0115-18 Rev B

Phase 2-B:                                            C-0115-19 Rev A

Phase 3:                                                C-0115-20 Rev B

Phase 4:                                                C-0115-21 Rev B

Phase 5:                                                C-0115-22 Rev B

Phase 6:                                                C-0115-29 Rev C

Scope of Application                          C-0115-38 Rev A

Proposed Fleet Garage & Main Stores        C-0115-31 Rev D

Building – Proposed Elevations

Proposed Fleet Garage & Main Stores        C-0115-05 Rev F

Building – Proposed Ground Floor Plan

Proposed Fleet Garage & Main Stores        C-0115-36 Rev C

Building – Proposed Site Plan           

Proposed Fleet Garage & Main Stores Building                   C-0115-36 Rev D

-Proposed Site Plan (including FFLs)

Proposed Staff Car park                                 C-0115-41

Proposed USAR Building – Proposed Elevations C-0115-30 Rev E

Proposed USAR Building – Proposed Floorplan                   C-0115-04 Rev D

Proposed USAR Building – Proposed Site Layout C-0115-35 Rev B

Proposed USAR Building – Proposed Site          C-0115-35 Rev C

Layout (including FFLs)

Landscape Proposals – USAR Building                 3944.03 Rev A

Landscape Proposals – Fleet Garage & Car Park            3944.02 Rev B

Tree Survey and Root Protection Area                  3944.01

Proposed Option 2 – Access Arrangement with Ghost    SCP/10290/SK002/C

Island Right Turn Lane