Agenda and minutes

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Items
No. Item

56.

Declarations of Interest

    Members are required to declare any disclosable pecuniary, personal or personal and prejudicial interests they may have and the nature of those interests relating to items on this agenda and/or indicate if S106 of the Local Government Finance Act 1992 applies to them.   

    Minutes:

    There were no declarations of interest.

57.

Minutes pdf icon PDF 54 KB

    -       To consider the minutes of the meeting of the Planning & Licensing Committee held on 6th February 2017.

    Minutes:

    Decision: The minutes of the meeting of the Planning & Licensing Committee held on 6th February 2017 be approved as a correct record and signed accordingly, subject to the following amendment:  Councillor West was present at the meeting.

58.

Variation of order of Business

    Minutes:

    In accordance with Council Procedure Rule 2.2, the Chair indicated that the submitted applications would be considered in the following order, after the declaration of interests and prior to all the other business contained on the meeting’s agenda:

     

    1) 17/00196/FUL - Proposed installation of roller shutters to shop front (Resubmission 15/01101/FUL) at 418 Halifax Road Wardle.

     

    2) 16/00478/FUL - Erection of new dwellinghouse on land at Bamford Old Hall,  off Bury And Rochdale Old Road, Heywood.

     

    3) 16/01556/REM - Submission of reserved matters following outline approval 15/01183/OUT relating to appearance, landscaping, layout and scale for the erection of 103 no. dwellings on land at Hollin Lane, Middleton

     

    4) 16/01430/REM - Submission of reserved matters pursuant to outline permission 15/01195/OUT (relating to appearance, landscaping, layout and scale) for the erection of 117 no. dwellings on land off Langley Lane, Middleton

59.

17/00196/FUL - Proposed installation of roller shutters to shop front (Resubmission 15/01101/FUL) at 418 Halifax Road Wardle pdf icon PDF 163 KB

    Minutes:

    The Director of Economy introduced planning application 17/00196/FUL which was for the proposed installation of roller shutters to shop front (Resubmission 15/01101/FUL) at 418 Halifax Road Wardle.

     

    In introducing the report the Director of Economy referred to the site visit undertaken by Members of the Committee. 

     

    There were no objectors in attendance at the meeting.

     

    The Committee considered the views of Ward Councillor, Paolucci-Escobar who addressed the Committee on behalf of the applicant.

     

    In considering the application Members sought clarification as to the materials and colour of the proposed shutters.

     

    Decision:  Planning permission be granted subject to conditions as detailed within the submitted report with additional conditions relating to the materials and colouring of the shutters to be delegated to the Chief Planning Officer.

     

    Reason for the decision: The Committee considered the economic considerations outlined by the applicant and determined that these, in addition to the presence of similar forms of development in the area, justified the grant of planning permission in this case. 

60.

16/00478/FUL - Erection of new dwellinghouse on land at Bamford Old Hall, off Bury And Rochdale Old Road, Heywood pdf icon PDF 327 KB

    Minutes:

    The Director of Economy introduced planning application 16/00478/FUL – for the erection of new dwelling house on the land at Bamford Old Hall, off Bury and Rochdale Old Road, Heywood.

     

    In introducing the report the Director of Economy referred to a site visit undertaken by Members of the Committee.  Members were provided with an update and further clarification regarding:  6 additional letters of objection and 10 additional letters of support that had been received since the publication of the report.  The Planning Officer advised that each of the points raised within the additional representations had been covered within the submitted report.

     

    The Committee considered the views of Mr Crasswell, who addressed the Committee on behalf of the objectors. 

     

    The Committee considered the views of the applicant, Mr Clark and his representative, Mr P Clarke who addressed the Committee in relation to the application.

     

    The Committee considered the views of Councillors Duckworth, Holly and Winkler who addressed the Committee detailing objections to the application.

     

    Decision:  That Planning Permission be refused.

     

    Reason for the decision: The site is located within the Green Belt wherein there is a presumption against inappropriate development except in very special circumstances. The development would comprise the erection of a new dwelling in the Green Belt, which would not fall within one of the exceptions to inappropriate development identified in Paragraph 89 of the National Planning Policy Framework. The proposed dwelling would therefore constitute inappropriate development in the Green Belt, which is, by definition, harmful to the Green Belt by reason of its inappropriateness. It would also cause harm to the openness of the Green Belt and non-designated heritage assets. It is not considered that very special circumstances exist or have been demonstrated to outweigh the identified harm that would be caused to the Green Belt and non-designated heritage assets. The proposal is therefore contrary to saved policy G/D/2 of the Rochdale Unitary Development Plan, policies G4 and P2 of the Adopted Rochdale Core Strategy and the National Planning Policy Framework.

61.

16/01556/REM - Submission of reserved matters following outline approval 15/01183/OUT relating to appearance, landscaping, layout and scale for the erection of 103 no. dwellings on land at Hollin Lane, Middleton pdf icon PDF 229 KB

    Minutes:

    The Director of Economy introduced planning application 16/01556/REM – for the submission of reserved matters following outline approval 15/01183/OUT relating to appearance, landscaping, layout and scale for the erection of 103 no. dwellings on land at Hollin Lane, Middleton.

     

    In introducing the report the Director of Economy referred to the site visit undertaken by Members of the Committee.  Members were advised that a plan of the proposed electricity substation had been received and was considered that this would not result in an unacceptable detrimental impact on the character and appearance of the development or that of the surrounding area and would accord with Core Strategy policy P3 in terms of its design and

    layout; in relation to the proposed boundary treatments/Noise that the boundary treatments at various plots along the site have been reduced to 2.2m; in relation to the proposed 2.5 storey units an additional condition was recommended requiring a scheme for the substitution of house types for the 2.5 storey plots. Following concerns raised relating to future alterations to properties by way of dormer extensions resulting in a significant change to the overall design and appearance of the scheme, it had been confirmed that the loft space within the two storey dwellings would not lend itself to conversion and therefore a condition was recommended to remove permitted development rights in relation to dormer extensions, the condition would also remove permitted development rights in relation to side extensions meaning that any proposed side extensions or dormers would require further planning permission.  Members were further advised that an updated plan had been received providing details that all roads would be 5.5m in width with footpaths of 1.8m.  Members were provided details of an update to the public open space provision proposed on the site.  

     

    The Committee considered the views of Mr Shackle, who addressed the Committee on behalf of the objectors. 

     

    The Committee considered the views of the applicant’s representative, Mr G Wyleman from Taylor Wimpey UK Ltd who addressed the Committee in relation to the application.

     

    Decision:  Planning permission be granted subject to conditions as detailed within the submitted report incorporating amendments to conditions 1 (plans) and 8 (noise), along with additional conditions in relation to permitted development and the 2.5 storey units, as detailed above and within the submitted update report.

     

    Reason for the decision: The principal of residential development on this site has been established through the grant of outline planning permission (ref: 15/01183/OUT). The reserved matters related to appearance, landscaping, layout and scale, which were considered appropriate to the character of the surrounding area.

62.

16/01430/REM - Submission of reserved matters pursuant to outline permission 15/01195/OUT (relating to appearance, landscaping, layout and scale) for the erection of 117 no. dwellings on land off Langley Lane, Middleton pdf icon PDF 250 KB

    Minutes:

    The Director of Economy introduced planning application 16/01430/REM for the submission of reserved matters pursuant to outline permission 15/01195/OUT (relating to appearance, landscaping, layout and scale) for the erection of 117 no. dwellings on land off Langley Lane, Middleton.

     

    In introducing the report the Director of Economy referred to a site visit undertaken by Members of the Committee.  Members were advised that following publication of the submitted report a plan had been submitted providing details of the proposed pumping station which was not considered to have an unacceptable detrimental impact on the character and appearance of the development or that of the surrounding area and would accord with Core Strategy policy P3 in terms of its design and layout.  In relation to the boundary treatments Members were advised that the line of the boundary walls at plot 117, 65 and 4 have been set back so that they no longer project beyond the elevation of the host dwelling. In addition the 2.6m high boundary wall at plot 117 has been reduced to 2.2m and plot 4 had been set further back to improve visibility and the street scene.  In relation to the proposed 2.5 storey units on the Langley Lane frontage and the dwellings fronting the access road to the eastern side of the site were considered unacceptable and as such a condition is recommended requiring a scheme for the substitution of house types for the 2.5 storey plots where they sit within a street scene of 2 storey dwellings.  Furthermore it was considered that future alterations to properties by way of dormer extensions would result in a significant change to the overall design and appearance of the scheme so it was recommended that a condition be included to remove permitted development rights in relation to dormer extensions, the condition would mean that any proposed side extensions or dormers would require a further grant of planning permission.  Members were further advised that an updated plan had been received providing details that all roads would be 5.5m in width with footpaths of 1.8m.  Members were provided details of an update to the public open space provision proposed on the site.    

     

    The Committee considered the views of Mr Shackle, who addressed the Committee on behalf of the objectors. 

     

    The Committee considered the views of the applicant’s representative, Mr G Wyleman from Taylor Wimpey, UK, Ltd who addressed the Committee in relation to the application.

     

    Decision:  Planning permission be granted subject to conditions as detailed within the submitted report incorporating amendments to conditions 1 (plans) and 8 (noise), along with additional conditions in relation to permitted development and the 2.5 storey units, as detailed above and within the submitted update report.

     

    Reason for the decision: The principal of residential development on this site has been established through the grant of outline planning permission (ref: 15/01195/OUT). The reserved matters related to appearance, landscaping, layout and scale, which were considered appropriate to the character of the surrounding area.

63.

Planning Appeals Decisions pdf icon PDF 129 KB

64.

Planning Appeals Lodged pdf icon PDF 49 KB