To receive any apologies for absence.

Apologies for absence were received from Councillor A. Rashid

To determine whether there are any additional items of business which, by reason of special circumstances, the Chair decides should be considered at the meeting as a matter of urgency.

There were no items of urgent business received

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.   

There were no declarations of interest received.

All Committee Members informed that they had received a letter relating to Item 11 - Consideration of actions on submission of an appeal against the refusal of application 22/01410/FUL - Department of Work and Pensions DCS Distribution Centre, Manchester Road, Heywood, OL10 2PZ

To approve as a correct record, the minutes of the last meeting held on 4^th March 2024

Resolved that the minutes of the meeting held on 4^th March 2024 be approved as a correct record.

To determine any items on the agenda, if any, where the public are to be excluded from the meeting.

Public Items

There were no items for exclusion of press and public.

Proposal:  Conversion and extension to existing barns and outbuildings to form 4 no. dwellinghouses; proposed link extension, and alterations proposed to all elevations of buildings; hardstanding to front yard with parking; creation of proposed passing places

APPLICATION: 22/01051/FUL: Barns And Outbuildings At Stock Nook House Farm, Doctor Fold Lane, Heywood

APPLICANT: Kathryn Greenhalgh

PROPOSAL: Conversion and extension to existing barns and outbuildings to form 4 no. dwellinghouses; proposed link extension, and alterations proposed to all elevations of buildings; hardstanding to front yard with parking; creation of proposed passing places.

LOCATION: Barns And Outbuildings At Stock Nook House Farm, Doctor Fold Lane, Heywood

It was MOVED and SECONDED that the application be APPROVED.

On being put to the vote, TEN VOTES were cast IN FAVOUR of approval and THREE VOTES were cast AGAINST with NO ABSTENTIONS.

DECISION: That planning permission be GRANTED, subject to the conditions outlined in the report and the additional condition contained in the updated report.

NOTES:

1. The objector attended the meeting and addressed the Committee on this application;
2. Councillor J. Emsley took no part in the decision on this item as she had joined the meeting after the Officer had presented the report and after the objector had spoken.

Proposal:  Erection of a single storey farm shop building with cafe, access, parking, and landscaping and other associated works (Resubmission of 22/01216/Ful)

APPLICATION: Application: 23/01061/FUL: Bank Top Farm, Hollingworth Road, Littleborough, OL15 0AU

APPLICANT: Mr and Mrs Davies

PROPOSAL: Erection of a single storey farm shop building with cafe, access, parking, and landscaping and other associated works (Resubmission of 22/01216/Ful)

LOCATION: Bank Top Farm, Hollingworth Road, Littleborough, Rochdale, OL15 0AU

It was MOVED and SECONDED that the application be APPROVED against officer’s recommendation.

REASON: The development would contribute to the local economy via improving the recreation facilities for young people and through the diversification of businesses in the local area.

On being put to the vote, it was UNANIMOUSLY cast IN FAVOUR of APPROVAL.

DECISION:

1.    That planning permission be GRANTED, subject to the addition of conditions, including two conditions concerning the requirement not to further extend the development and that 50% of the food sold at the farm shop be produced at the farm;

2.    That authority be delegated to the Head of Planning to determine the conditions to be added to this application.

NOTES:

1. The applicants attended the meeting and addressed the Committee on this application;
2. A Ward Councillor attended the meeting and addressed the Committee in favour of the application.
3. The additional information outlined in the Late Report be noted.

At this point of the proceedings the meeting was adjourned. The meeting was resumed after five minutes.

Proposal:  Outline application (including access and layout) for erection of 4 no. dwellings

APPLICATION: Application: 22/00341/OUT - Land Behind Old Falinge, Falinge Fold, Rochdale, OL12 6LE

APPLICANT: Mr Amir Khan

PROPOSAL: Outline application (including access and layout) for erection of 4 no. dwellings

LOCATION: Land Behind Old Falinge, Falinge Fold, Rochdale, OL12 6LE

It was MOVED and SECONDED that the application be APPROVED.

On being put to the vote, SIX VOTES were cast IN FAVOUR of approval and EIGHT VOTES were cast AGAINST with NO ABSTENTIONS.

As the motion of approval was not passed, the Committee proceeded to take a second vote on this application.

It was MOVED and SECONDED that the application be REFUSED against officer’s recommendation.

REASON: Impact of development on green space.

On being put to the vote, SEVEN VOTES, were cast IN FAVOUR of refusal and SIX VOTES were cast AGAINST with ONE ABSTENTION.

DECISION: That planning permission be REFUSED.

NOTES:

1. Objector and applicant attended the meeting and addressed the Committee on this application.

Proposal: Residential development of up to 57 dwellings, including part demolition and refurbishment of Grade II Listed Building Silver Hill Farmhouse and associated buildings, together with new vehicular access points, car parking, boundaries, landscaping, creation of open space, and other associated work

APPLICATION: Application: 22/00998/FUL - Silver Hill Farm and Plot W Of Kingsway Business Park Broad Lane and Lower Lane Rochdale OL16 4PT

APPLICANT: David Wilson Homes North West and Rexel Property Group

PROPOSAL: Residential development of up to 57 dwellings, including part demolition and refurbishment of Grade II Listed Building Silver Hill Farmhouse and associated buildings, together with new vehicular access points, car parking, boundaries, landscaping, creation of open space, and other associated work.

LOCATION: Silver Hill Farm and Plot W Of Kingsway Business Park Broad Lane and Lower Lane Rochdale OL16 4PT

It was MOVED and SECONDED that the application be APPROVED subject to the addition of a condition concerning consulting with the Ward Councillors on the destination of the Section 106 agreement.

On being put to the vote, it was UNANIMOUSLY cast IN FAVOUR of APPROVAL.

DECISION: That planning permission be GRANTED, subject to the conditions as outlined in the report and an additional condition concerning consulting with the Ward Councillors on the destination of the Section 106 agreement.

NOTES:

1. Objectors and applicants attended the meeting and addressed the Committee on this application;
2. A Ward Councillors attended the meeting and addressed the Committee in favour of the application.
3. The additional information outlined in the Late Report be noted.

Proposal:Listed building consent for the refurbishment and external alterations to Grade II listed Silver Hill Farmhouse, together with the part demolition and conversion of the associated barn to form a residential dwelling and the demolition of the late 19th and 20th century ancillary outbuildings

APPLICATION: Application: 22/00999/LBC - Silver Hill Farm and Plot W Of Kingsway Business Park Broad Lane and Lower Lane Rochdale OL16 4PT

APPLICANT: David Wilson Homes North West and Rexel Property Group

PROPOSAL: Listed building consent for the refurbishment and external alterations to Grade II listed Silver Hill Farmhouse, together with the part demolition and conversion of the associated barn to form a residential dwelling and the demolition of the late 19th and 20th century ancillary outbuildings.

LOCATION: Silver Hill Farm and Plot W Of Kingsway Business Park Broad Lane and Lower Lane Rochdale OL16 4PT

It was MOVED and SECONDED that the application be APPROVED. 

On being put to the vote, it was UNANIMOUSLY cast IN FAVOUR of APPROVAL.

DECISION:

1.    That planning permission be GRANTED, subject to the conditions outlined in the report and additional conditions listed in the Late Report;

2.    That delegated authority be granted to the Head of Planning to agree the final list of conditions with the applicant.

NOTES:

1. Objectors and applicants attended the meeting and addressed the Committee on this application.

At this point in the proceedings, Councillor West left the meeting.

Proposal:  Redevelopment of site comprising the demolition of all existing units and erection of new storage and distribution units (Use Class B8) with ancillary office space, vehicular, pedestrian and cycle access, external yards, parking, landscaping and associated works

The Committee considered a report of the Head of Planning which sought approval of a proposed course of action relating to the submission of an appeal against the refusal of application 22/01410/FUL – Department of Work and Pensions DCS Distribution Centre, Manchester Road, Heywood, OL10 2PZ.

The Officer informed that the application in question had been considered at the meeting of the Planning Committee held on 21^st December 2023. The application had been refused for the following reasons:

“By virtue of its size, scale and form, the proposed development is not well designed and would represent an overdevelopment of the site which is not compatible with surrounding land uses due to the detrimental and unacceptable impacts on the noise environment and the visual amenity of surrounding residents, with particular regard to future residents adjacent the site. Due to this overbearing and unacceptable relationship with surrounding land uses the application fails to accord with Policy DM1 of the adopted Rochdale Core Strategy and the National Planning Policy Framework.”

The Council had now received formal notification from the applicant of their intention to appeal the Council’s decision. The appeal would most likely be in the form of a public enquiry.  

The Head of Planning continued informing that the national planning practice guidance stated that the local planning authorities would be guilty of unreasonable behaviour if they failed to produce evidence to substantiate each reason for refusal. Failure in this regard was one of the most common grounds on which costs could be awarded against the local planning authority. Case law set out that the key test was whether evidence was produced on appeal which provided a respectable basis for the Council’s position.

The Head of Planning advised the Committee not to pursue the matter of an “unacceptable impact on the noise environment” should the decision be appealed. This position would be agreed with the applicant / appellant in the statement of common ground to be submitted with appeal documentation.

The Head of Planning further informed that the reason for this request was that the Council could not offer any evidence to support this part of the reason for refusal, potentially resulting in a significant award of costs against the Council.

The Council’s Environmental Health Officer had reviewed all the relevant information submitted by both the applicant and the third party objector. The advice was clear that the noise impact of the scheme could be suitably mitigated to a level that would be acceptable provided that conditions were attached.

At this point in the proceedings the Committee unanimously agreed to continue the meeting until 10 p.m

Members sought and received clarification on the inability of the Council to provide quantitative evidence on the noise impact of the development.

The Head of Planning reiterated that the Committee was not asked to change the decision that had been taken in December 2023. Instead, the Committee was asked to consider not to pursue the part of the reason for refusal pertaining to the “unacceptable impact  ...  view the full minutes text for item 11.

The Committee is asked to note the list of appeals lodged as at 15^th May 2024

Resolved that the appeals lodged be noted.

The Committee is asked to note the list of appeals determined as at 15^th May 2024

Resolved that the appeals determined be noted.

To consider additional information pertaining to agenda items 6,7 9 and 10

Resolved that the information outlined in the Late Item report be noted.