Agenda and minutes

The Minutes of the meeting held on 6^th October 2008 were approved as a correct record and signed by the Chairman.

A site visit was held in respect of the applications submitted in connection with the Canal Corridor North Site:

The following Members were present at the site visit, which took place on Thursday, 9^th October 2008:

Councillors Roger Dennison (Chairman), June Ashworth, Abbott Bryning, Keith Budden, Anne Chapman, Sheila Denwood, Mike Greenall, Ian McCulloch, Joyce Pritchard, Robert Redfern, Bob Roe and Roger Sherlock.

Officers in Attendance:

There were no items of urgent business.

Members were advised of the following declarations of interest:

Councillors Blamire and Bryning addressed the Committee to advise that they were present with a wholly open mind and would consider the applications in accordance with the Protocol on Planning Procedure contained within the Council’s Constitution.

Councillor McCulloch declared a personal interest in regard to several public speakers with whom he was acquainted.

Councillor Stamp declared a personal interest in regard to several public speakers  with whom she was acquainted.

Councillor Greenall declared a personal interest in regard to a public speaker, with whom he was acquainted.

Councillor Denwood declared a personal interest in regard to a public speaker, with whom she was acquainted.

The Head of Planning Services submitted a Schedule of Planning Applications and his recommendations thereon.

Resolved:

(1)        That the applications be determined as indicated below (the numbers denote         the schedule numbers of the applications).

(2)        That, except where stated below, the applications be subject to the relevant           conditions and advice notes, as outlined in the Schedule.

(3)        That, except where stated below, the reasons for refusal be those as outlined        in the Schedule.

It was noted that Councillors McCulloch, Stamp, Greenall and Denwood had declared personal interests being acquainted with individual public speakers.

The Assistant Development Control Manager introduced officers and consultants, and gave a brief introduction to the report, advising that this was an outline application, and precise building dimensions were yet to be determined.

Under the Scheme of Public Participation, the following speakers were registered to speak in opposition to the applications, as follows:

Jon Sear, Jacqueline Skinner, Emilie Secker (representing It’s Our City).
William Palin (representing SAVE Britain’s Heritage), Jo Guiver, 
Johnny Meadowcroft, Max Hertzberg (Director of Seeds for Change Lancaster Ltd), Jennifer Lauruol, Bob McKittrick, Matt Wilson, Sue de Lecea (on behalf of herself and Paul Smith), Ian Wilson, Andy Yuille,  David Bannister, Jonathan Brooks, Tiki Hurley, Lilian Cadoux, David Jennings, Aurora Trujillo, Rhiannon Westphal, Tim Hamilton-Cox, Cal Giles, Billy Pye (representing It’s Our City), Peter Jackson (from Lancaster Orthodontic Clinic), Corina Redmore

Under the Scheme of Public Participation, the following speakers were registered to speak in support of the applications as follows:

Jenny Greenhalgh, Richard Trevitt, Michael Hardy (Chairman of The Footlights), Howard Dodgson, Martin Widden (representing the Civic Society), John Braithwaite, (representing the Civic Society), Julian Stephenson from Montagu Evans (representing Centros) , Steve Bryson, Director of Halogen (representing Centros), Mark Anders from 3D Reid (representing Centros),  Paul Stocker from Mayer Brown (representing Centros), David Lewis (representing Centros)

Where transcripts have been provided, these are attached at Appendix A (pages 1 to 31).

The meeting was adjourned for lunch at 12.20 p.m., midway through the public representations.

The meeting was reconvened at 12.50 p.m.

Following public representations, each proposal was looked at and considered in detail. 

A comfort break was taken at 2.35 p.m.

The meeting was reconvened at 2.47 p.m.

The Forward Planning Managed advised on policy statements and key issues.

The meeting concluded at 4.00 p.m. and the remaining items of business were carried forward for consideration at the meeting scheduled to take place on Tuesday, 14^th October 2008, commencing at 10.00 a.m., at Lancaster Town Hall.

The Chairman advised the meeting that because of the quasi-judicial nature of the Committee, there should be no communication between members of the public and the Committee.

It was proposed by Councillor Blamire and seconded by Councillor Day:

“That Conservation Area Consent be approved.”

Upon being put to the vote, 15 Members voted in favour of the proposition and 4 against, whereupon the Chairman declared the proposal carried.

Resolved:

That Conservation Area Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Conservation Area Consent

2.         Development as per approved plans

3.         No demolition shall commence until the Reserved Matters have been approved for the wider site development and a contract for the construction of replacement consented buildings is in place

4.         Programme of demolition and methodology of repair work to be agreed and subsequently implemented and shall include the following measures:

(i)         The making good of damaged stonework and recesses in salvaged sandstone masonry;

(ii)        The cleaning of the exposed masonry walls by an approved method

(ii)                Repointing of the masonry walls, including agreement of the method of cutting out of joints, the mortar specification and finishing

(iii)               An audit of materials on site shall be undertaken and where feasible these materials shall be reused on other parts of the wider development

5.         Level 2/3 archaeological recording condition

6.         As required by consultees

It was proposed by Councillor Budden and seconded by Councillor Roe:

“That Conservation Area Consent be approved.”

Upon being put to the vote, 15 Members voted in favour of the proposition and 4 against, whereupon the Chairman declared the proposal to be carried.

Resolved:

That Conservation Area Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Conservation Area Consent

2.         Development as per approved plans

3.         No demolition shall commence until the Reserved Matters have been approved for the wider site development and a contract for the construction of replacement consented buildings is in place.

4.         Programme of demolition and methodology of repair work to be agreed and subsequently implemented and shall include the following measures:

(i)         The making good of damaged stonework and recesses in salvaged sandstone masonry

            (ii)        The cleaning of the exposed masonry walls by an approved method

(iii)               Repointing of the masonry walls, including agreement of the method of cutting out of joints, the mortar specification and finishing

(iv)              An audit of materials on site shall be undertaken and where feasible these materials shall be reused on other parts of the wider development

5.         Level 2/3 archaeological recording condition

6.         As required by consultees

It was proposed by Councillor Sherlock and seconded by Councillor Greenall:

“That Conservation Area Consent be approved.”

Upon being put to the vote, 15 Members voted in favour of the proposition and 4 against, whereupon the Chairman declared the proposal carried.

Resolved:

That Conservation Area Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Conservation Area Consent

2.         Development as per approved plans

3.         No demolition shall commence until the Reserved Matters have been approved for the wider site development and a contract for the construction of replacement consented buildings is in place

4.         Programme of demolition and methodology of repair work to be agreed and subsequently implemented and shall include the following measures:

(i)         The making good of damaged stonework and recesses in salvaged sandstone masonry

(ii)        The cleaning of the exposed masonry walls by an approved method

(iii)               Repointing of the masonry walls, including agreement of the method of cutting out of joints, the mortar specification and finishing

(iv)              An audit of materials on site shall be undertaken and where feasible these materials shall be reused on other parts of the wider development

5.         Level 2/3 archaeological recording condition

6.         As required by consultees

It was proposed by Councillor Sherlock and seconded by Councillor Pritchard:

“That Conservation Area Consent be approved,”

Upon being put to the vote, 14 Members voted in favour of the proposition, 4 against, with 1 abstention, whereupon the Chairman declared the proposal to be carried.

Resolved:

That Conservation Area Consent be granted, subject to the following conditions, as set out in the report:

1.         Standard Conservation Area Consent

2.         Development as per approved plans

3.         No demolition shall commence until the Reserved Matters have been approved for the wider site development and a contract for the construction of replacement consented buildings is in place.

4.         Programme of demolition and methodology of repair work to be agreed and subsequently implemented and shall include the following measures:

(i)         The making good of damaged stonework and recesses in salvaged sandstone masonry

            (ii)        The cleaning of the exposed masonry walls by an approved method

            (iii)       Repointing of the masonry walls, including agreement of the method          of cutting out of joints, the mortar specification and finishing

            ((iv)      An audit of materials on site shall be undertaken and where feasible           these materials shall be reused on other parts of the wider      development (including the stone setts)

5.         Level 2/3 archaeological recording condition

6.         As required by consultees

It was proposed by Councillor Helme and seconded by Councillor Rogerson:

“That Conservation Area consent be approved.”

Upon being put to the vote, 14 Members voted in favour of the proposition, 4 against, with 1 abstention, whereupon the Chairman declared the proposal to be carried.

Resolved:

That Conservation Area Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Conservation Area Consent

2.         Development as per approved plans

3.         No demolition shall commence until the Reserved Matters have been approved for the wider site development and a contract for the construction of replacement consented buildings is in place

4.         No demolition or works of site clearance to commence until a scheme for the adequate storage (during demolition) and reuse (within the site) of the historic lintel stone (including door opening and quoins) and the Moor Lane plaque has been agreed.  Development to accord with these details

5.         Programme of demolition to be agreed and subsequently implemented and shall include the following measures:

(i)         The making good of damaged stonework and recesses in salvaged sandstone masonry

(ii)        The cleaning of the exposed masonry walls by an approved method

(iii)               Repointing of the masonry walls, including agreement of the method of cutting out of joints, the mortar specification and finishing

(iv)              An audit of materials on site shall be undertaken and where feasible these mataerials shall be reused on other parts of the wider development

6.         A Level 2-3 archaeological recording of the buildings shall be undertaken

7.         As required by consultees

It was proposed by Councillor Sherlock and seconded by Councillor Greenall:

“That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved.”

Upon being put to the vote, Members voted unanimously in favour of the proposition, whereupon the Chairman declared the proposal to be carried.

Resolved:

That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Listed Building Consent

2.         Development as per approved plans

3.         No demolition shall commence until the Reserved Matters have been approved for the wider site development and a contract for the construction of replacement consented buildings is in place

4.         Programme of demolition and methodology of repair work to be agreed and subsequently implemented and shall include the following measures:

(i)         The making good of damaged stonework and recesses in salvaged sandstone masonry

            (ii)        The cleaning of the exposed masonry walls by an approved method

            (iii)       Repointing of the masonry walls, including agreement of the method          of cutting out of joints, the mortar specification and finishing

            (iv)       An audit of materials on site shall be undertaken and where feasible           these materials shall be reused on other parts of the wider      development

5.         As required by consultees

It was proposed by Councillor Greenall and seconded by Councillor Blamire:

“That the application be referred to the Government Office North West (GONW), with a recommendation that Listed Building Consent be approved.”

Upon being put to the vote, 15 Members voted in favour of the proposition and 4 against, whereupon the Chairman declared the proposal to be carried.

Resolved:

That the application be referred to the Government Office North West (GONW), with a recommendation that Listed Building Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Listed Building Consent

2.         Development as per approved plans

3.         Programme of reinstatement works to be agreed and subsequently implemented and shall include the following measures:

            (i)         The removal of abutment flashings and making good of stonework

            (ii)        The cleaning of the exposed masonry walls by a method approved by        the local planning authority

            (iii)       The making good of any damaged stonework and infilling the flue    opening in salvaged sandstone masonry

            (iv)       The repointing of the masonry walls, including the method of cutting           out of joints, the mortar specification and the finishing

4.         As required by consultees

It was proposed by Councillor Helme and seconded by Councillor Rogerson:

“That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved.”

Upon being put to the vote, 17 Members voted in favour of the proposition and 2 against, whereupon the Chairman declared the proposal to be carried.

Resolved:

That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Listed Building Consent

2.         Development as per approved plans

3.         No development until a Structural Assessment has been undertaken in respect of the listed walls

4.         Programme of reinstatement works to be agreed and subsequently implemented and shall include the following measures:

            (i)         The removal of any existing wall plaster

            (ii)        In respect of the Theatre building, the repointing of the stone masonry        in hydraulic lime mortar (to match the mortar used for the recent             repointing of the Theatre (circa 2002)

            (iii)       The making good of any damaged stonework (from built-in flashings,          etc.) and the infilling of recesses)

            (iv)       The works to the cottages shall include the making good of slate     roofing to the exposed eaves following the removal of the lead--lined          gutter between the cottages and the warehouse if necessary; the       provision of new cast iron rainwater gutters, rainwater pipes and     underground drainage if necessary, including repointing in hydraulic   lime mortar

5.         As required by consultees

It was proposed by Councillor Denwood and seconded by Councillor Day:

“That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved.”

Upon being put to the vote, 15 Members voted in favour of the proposition and 4 against, whereupon the Chairman declared the proposal to be carried.

Resolved:

That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved, subject to the following conditions:

1.         Standard Listed Building Consent

2.         Development as per approved plans

3.         Programme of reinstatement works to be agreed and subsequently            implemented and shall include the following measures:

(i)         Refacing in salvaged sandstone and exposed red Accrington brick curtilage boundary walls where necessary

(ii)        The cleaning of the exposed masonry walls by a method approved by the local planning authority

(iii)               The making good of any damaged stonework or recesses in salvaged sandstone masonry

(iv)              The repointing of the masonry walls, including the method of cutting out of joints, the mortar specification and the finishing

(v)                The making good of the top of the curtilage boundary wall as necessary and the placement of salvaged/reused sandstone copings on the damp-proof course

4.         As required by consultees

It was proposed by Councillor Sherlock and seconded by Councillor Pritchard:

“That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved.”

Upon being put to the vote, 15 Members voted in favour of the proposition and 4 against, whereupon the Chairman declared the proposal to be carried.

Resolved:

That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Listed Building Consent

2.         Development as per approved plans

3.         No development until a Structural Assessment has been undertaken in respect of the listed walls

4.         No demolition shall commence until the Reserved Matters have been approved for the wider site development and a contract for the construction of replacement consented buildings is in place

5.         Programme of reinstatement works to be agreed and subsequently implemented and shall include the following measures:

            (i)         The making good of exposed walls to include removal of any wall    plaster, making good of sandstone walling, making good the roof       construction or roof coverings and provision of rainwater goods and      drainage where necessary

            (ii)        The cleaning of the exposed masonry walls by an approved method

            (iii)       Repointing of the masonry walls, including agreement of the method          of cutting out of joints, the mortar specification and finishing

            (iv)       An audit of materials on site shall be undertaken and where feasible           these materials shall be reused on other parts of the wider      development

6.         As required by consultees

It was proposed by Councillor Sherlock and seconded by Councillor Denwood:

“That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved.”

Upon being put to the vote, 17 Members voted in favour of the proposition and 2 against, whereupon the Chairman declared the proposal to be carried.

Resolved:

That the application be referred to the Government Office North West (GONW) with a recommendation that Listed Building Consent be approved, subject to the following conditions, as set out in the report:

1.         Standard Listed Building Consent

2.         Development as per approved plans

3.         No development until a Structural Assessment has been undertaken in respect of the listed walls

4.         Programme of reinstatement works to be agreed and subsequently implemented and shall include the following measures:

(i)         Prior precise details of the reconstruction of the new rear walls to the elevations to be agreed and provided (as an interim measure a temporary infill structure may be provided for stability)

(ii)        Weather protection to be provided to the existing windows

(iii)               Provision of cast iron rainwater gutters and pipes to the main roofs following the removal of the rear extensions

(iv)              The cleaning of the exposed masonry walls by an approved method

(v)                Repointing of the masonry walls, including agreement of the method of cutting out of joints, the mortar specification and finishing

(vi)              An audit of materials on site shall be undertaken and where feasible these materials shall be reused on other parts of the wider development

5.         Level 3 building recording condition

6.         As required by consultees

Members were advised that, with the agreement of the Committee, the Chairman had agreed that the next items of business (A17, A18 and A19) would be considered at the meeting of the Planning and Highways Regulatory Committee scheduled for Monday, 10^th November 2008, commencing at 10.30 a.m. to be held at Lancaster Town Hall.  It was noted that two members of the public had registered under the Scheme of Public Participation to speak on items A17 and A19 and that their requests would be carried forward to that meeting.