Agenda item

Report of the Director of Development and Regeneration (enclosed)

Application No:            07/00062/FULMAJ

Proposal:       The erection of 3no office blocks with non-infrastructure roadway, car parking and landscaping.

Location:        Land bounded by the M61, A674 Blackburn Road, Leeds – Liverpool Canal and including Canal Mill, Botany Bay, Chorley

Decision:

It was proposed by Councillor Adrian Lowe, seconded by Councillor Danny Gee, and subsequently RESOLVED (8:0) to grant full planning permission subject to the following conditions:

 

1. The proposed development must be begun not later than three years from the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

 

2. The development hereby permitted shall not commence until samples of all external facing materials to the proposed buildings and details of windows (frames/finish/fixing details) (notwithstanding any details shown on the approved plans) 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 and window details.

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

 

3. Before the development hereby permitted is first commenced full details of existing and proposed ground levels and proposed building slab levels (all relative to ground levels adjoining the site) shall have been submitted to and approved in writing by the Local Planning Authority, notwithstanding any such detail shown  on the approved plans. The development shall only be carried out in conformity with the approved details.

Reason:  To protect the appearance of the locality, in the interests of the amenities of local residents and in accordance with Policy No. GN5 of the Adopted Chorley Borough Local Plan Review.

 

4. Before the development hereby permitted is first occupied, the car park and vehicle manoeuvring areas shall be surfaced or paved, drained and marked out all in accordance with the approved plan. 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.

 

5. The development hereby permitted shall not commence until full details of the colour, form and texture of all hard ground-surfacing materials (notwithstanding any such detail shown on the approved plans) 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 No. GN5 of the Adopted Chorley Borough Local Plan Review.

 

6. No development shall take place until a scheme of landscaping has been submitted to and approved in writing by the Local Planning Authority, notwithstanding any such detail shown on the approved plans. The scheme shall cover the whole of the site including the upgrading of the Canal Towpath and 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.

Reason: In the interests of the amenity of the area and in accordance with Policy No.GN5 of the Adopted Chorley Borough Local Plan Review.

 

7. 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 interest of the appearance of the locality and in accordance with Policy No GN5 of the Adopted Chorley Borough Local Plan Review.

 

8. Before the development hereby permitted is first occupied, facilities for cycle parking, in accordance with details to be first submitted to and agreed in writing with the Local Planning Authority, shall have been provided and retained at all times thereafter.

Reason: To ensure adequate on site provision for cycle parking and in accordance with Policy No. TR18 of the Adopted Chorley Borough Local Plan Review.

 

9. Before the development hereby permitted is first commenced, full details of a scheme to prevent all vehicular access/egress from/to the south (via Botany Bay/Botany Brow/Blackburn Brow), except for public transport vehicles, emergency vehicles and cyclists, shall have been submitted to and approved in writing by the Local Planning Authority. Prior to the first occupation of the development, the approved scheme shall have been implemented in full and thereafter shall be kept in operation at all times except in so far as any variation of the scheme is agreed in writing with the Local Planning Authority.

Reason: In the interests of highway safety and in accordance with Policy No. TR4 of the Chorley Borough Local Plan Review and Policy No. 7 of the Joint Lancashire Structure Plan.

 

10. Prior to the commencement of development, a further method statement (notwithstanding that already submitted) shall be submitted to and approved in writing by the Local Planning Authority detailing how Japanese Knotweed will be eradicated from the site taking into account the comments of LCC (Ecology), a copy of which is enclosed. The Japanese Knotweed on the site shall only be eradicated in accordance with the approved method statement.

Reason: To prevent the spread of and eradicate Japanese Knotweed from the site.

 

11. The development hereby permitted shall not commence until a landscape management plan has been submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall include details of how the landscaping will be managed and by whom all management of the landscaping shall be carried out in full accordance with the approved plan.

Reason: In the interests of the long term management of the site and in accordance with Policy No. GN5 of the Chorley Borough Local Plan Review.

 

12. Before the development hereby permitted is first commenced, a scheme detailing mitigation measures to protect water voles and their habitats shall have been submitted to and approved in writing by the Local Planning Authority. The works shall only be carried out in accordance with the recommendations of the approved water vole mitigation scheme.

Reason: To ensure the protection of Water Voles and in accordance with Policy No. EP4 of the Chorley Borough Local Plan Review.

 

13. No development hereby permitted shall commence until a scheme detailing the enhancement of the area alongside the drain at the northern end of the site for water voles has been submitted to and approved in writing by the Local Planning Authority (see The Water Vole Conservation Handbook, Second Edition (Strachan & Moorhouse, 2006) for further details). If water voles, or signs of water voles are found along the drain at the northern end of the site at any time during construction, a method statement shall be submitted to and approved in writing detailing how impacts on water voles and their habitats will be avoided. The works must only thereafter continue in accordance with the recommendations of the method statement.

Reason: To mitigate against harm to protected species and in accordance with Policy No. EP4 of the Adopted Chorley Borough Local Plan Review.

 

14. Before the development hereby permitted is first commenced, full details of the position, height and appearance of all fences and walls to be erected to the site boundaries (notwithstanding any such detail shown on the approved plans) shall have been submitted to and approved in writing by the Local Planning Authority. No building shall be occupied before all walls and fences have been erected in accordance with the approved details.  Fences and walls shall thereafter be retained in accordance with the approved details at all times.

Reason:  To ensure a visually satisfactory form of development, to protect the amenities of occupiers of nearby property and in accordance with Policy No. GN5 of the Adopted Chorley Borough Local Plan Review.

 

15. No development shall take place until details of the proposed surface water drainage arrangements have been submitted to and approved by the Local Planning Authority in writing.  No part of the development shall be occupied until the approved surface water drainage arrangements have been fully implemented.

Reason: To secure proper drainage and to prevent flooding and in accordance with Policy Nos. EP18 and EP19 of the Adopted Chorley Borough Local Plan Review.

 

16. No development approved by this permission shall be commenced until:

a)      A desktop study has been undertaken to identify all previous site uses, potential contaminants that might reasonably be expected given those uses and other relevant information. Using this information a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors has been produced.

b)      A site investigation has been designed for the site using the information obtained from (a) above. This should be submitted to, and approved in writing by the Local Planning Authority prior to that investigation being carried out on site.

c)       The site investigation and associated risk assessment have been undertaken in accordance with details approved in writing by the Local Planning Authority.

d)      A Method Statement and remediation strategy, based on the information obtained from c) above has been submitted to and approved in writing by the Local Planning Authority. The development shall then proceed in strict accordance with the measures approved.

Work shall be carried out and completed in accordance with the approved method statement and remediation strategy referred to in (d) above, and to a timescale agreed in writing by the Local Planning Authority: unless otherwise agreed in writing by the Local Planning Authority.

Reasons:

A)     To identify all previous site uses, potential contaminants that might reasonably be expected given those uses and the source of contamination, pathways and receptors.

B)      To enable:

-          A risk assessment to be undertaken

-          Refinement of the conceptual model, and

-          The development of a Method Statement and Remediation Strategy

C) & D) To ensure that the proposed site investigation and remediation strategy will not cause pollution of ground and surface waters both on and off site.

 

17. No development approved by this permission shall be commenced until a scheme for the provision and implementation of a surface water regulation system has been submitted to and approved in writing by the Local Planning Authority. The scheme shall only be completed in accordance with the approved plans prior to first occupation of the office blocks.

Reason: To reduce the increased risk of flooding and in accordance with Policy No. EP19 of the Chorley Borough Local Plan Review.

 

18. Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from the car parking areas shall be passed through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor.

Reason: To prevent pollution of the River Chor and in accordance with Policy No. EP18 of the Chorley Borough Local Plan Review.

 

19. Notwithstanding the details shown on the approved plans, all fascias, soffits and gutters shall be colour finished black unless an alternative is otherwise first agreed in writing with the Local Planning Authority.

Reason: To ensure a satisfactory form of development and in accordance with Policy No. GN5 of the Chorley Borough Local Plan Review.

 

20. Within 6 months of the substantial completion of the new access road through the northern site area for which outline planning permission has been granted (ref no. 05/00394/OUTMAJ), the new section of road linking this road to the upgraded existing road running adjacent to the canal towpath shall be fully completed in accordance with the amended plan dated 12^th April 2007 (ref no. VAI 369/024 Rev D) and the redundant section of temporary road shall be removed and the land restored to its former condition.

Reason: To ensure a satisfactory vehicular access to the site and in accordance with Policy No. TR4 of the Adopted Chorley Borough Local Plan Review.

 

21. Notwithstanding the details shown on the approved plans, the development hereby permitted shall not commence until full details of the tower feature to the southeastern elevation of Unit 5 have been submitted to and approved in writing by the Local Planning Authority. The tower feature to Unit 5 shall only be constructed in accordance with the approved details.

Reason: To ensure a satisfactory form of development and in accordance with Policy No. GN5 of the Adopted Chorley Borough Local Plan Review.

 

22. The approved plans are:

Plan Ref.             Received On:                 Title:

FIRM1001                        22^nd January 2007                             Site Location Plan

VA1369/024 Rev D                   12^th April 2007                      Site Plan & Car Parking

VA1369/103 Rev C                   12^th April 2007                      Unit 1 Proposed Elevations

VA1369/116 Rev A                   30^th March 2007                             Proposed Soft Landscape Layout

VA1369/050                     22^nd January 2007                             Unit 1 Proposed Plans & Section

VA1369/051                    22^nd January 2007                             Unit 2 Proposed Plans & Section

VA1369/052                     22^nd January 2007                             Unit 5 Proposed Plans & Section

VA1369/54                       22^nd January 2007                             Unit 2 Proposed Elevations

VA1369/55                       22^nd January 2007                             Unit 5 Proposed Elevations

Reason:  To define the permission and in the interests of the proper development of the site.

 

23. The gates between the canal towpath and the site shall remain locked at all times when the offices are not in use.

Reason: To maintain site security and in accordance with Policy No. GN5 of the Adopted Chorley Borough Local Plan Review.