URL: https://democracy.ribblevalley.gov.uk/ieDecisionDetails.aspx?ID=1266

Decision Maker:

Outcome: Recommendations Approved

Is Key Decision?: No

Is Callable In?: No

Purpose:

Content: Councillors noted the late item sheet.   RESOLVED THAT COMMITTEE:   Grant planning permission with the following condition(s):   1.         The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.   Reason:  Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.   2.         Unless explicitly required by condition within this consent, the development hereby permitted shall be carried out in complete accordance with the proposals as detailed on drawings:   -           Location Plan Scale 1:1250 -           Amended Proposed Site Plan drawing ref: 6075-P20 Rev C (received 17 July2025) -           Proposed Site Sections drawing ref: 6075-P22 -           Proposed Court Plan and Elevations drawing ref: 6075-P21 -           Tree Protection Plan drawing ref: LTC311-TPP -           Amended Technical Note: Biodiversity Net Gain (BNG) Strategy dated 4 March 2025 Revision 1 (received 5 March 2025) -           Amended Preliminary Ecological Appraisal dated March 2025 (Rev – 01) (received 5 March 2025 -           Floodlight Product Specification Sheet -           Environmental Lighting Impact Assessment by SHD Lighting Consultancy Ltd dated 9 May 2025 -           Noise Impact Assessment -           Proposed Hard and Soft Landscaping Plan drawing ref: 6075 – DOC – 01 Rev B (received 17 July 2025) -           Technical Note: Bat And Bird Box Scheme – Planning Condition 4’ by Knight Sky Ecology dated 18 July 2025   Reason: For the avoidance of doubt since the proposal was the subject of agreed amendments and to clarify which plans are relevant to the consent.   3.         Notwithstanding the submitted details, the development shall be implemented in strict accordance with the materials/external surfacing specifications outlined in drawing ref: 6075 – DOC – 01 B.   Reason:  In order that the Local Planning Authority may ensure that the materials to be used are appropriate to the locality and respond positively to the inherent character of the area.   4.         (a) Prior to any above ground works, 4 no. bird boxes and 2 no. bat boxes shall be installed in accordance with the submitted details outlined in the document titled ‘Technical Note: Bat And Bird Box Scheme – Planning Condition 4’ by Knight Sky Ecology dated 18 July 2025 and shall thereafter be retained in perpetuity.   (b) The development shall be carried out in strict accordance with the Precautionary Method Statement and Reasonable Avoidance Measures outlined in the Preliminary Ecological Appraisal dated March 2025 (Rev – 01) by Knight Sky Ecology.   Reason: To ensure the protection of species/habitat protected by the Wildlife and Countryside Act 1981 (as Amended) and in the interests of biodiversity and to enhance habitat opportunities for species of conservation concern/protected species and to minimise/mitigate the potential impacts upon protected species resultant from the development.   5.         Prior to the commencement of development, a Biodiversity Gain Plan shall be submitted to and approved in writing by the Local Planning Authority (see further details below at #2 of the Notes Section) and implemented in accordance with the approved details.   The biodiversity gain plan shall be prepared in accordance with the submitted ‘Technical Note: Biodiversity Net Gain (BNG) Strategy dated 29 January 2025 by Knight Sky Ecology.   Reason: To ensure the development delivers a net gain on site which satisfies paragraph 14 (2) of Schedule 7A of the Town and Country Planning Act 1990 and which is in accordance with the biodiversity information submitted with the planning application.   6.         Notwithstanding the submitted details, prior to any above ground works, a landscape/habitat management and monitoring plan, including long-term design objectives, management responsibilities and maintenance schedules for all landscape areas shall be submitted to and approved in writing by the Local Planning Authority.   The landscape shall thereafter be managed and maintained in accordance with the approved plan.               Reason: To ensure the proper long-term management and maintenance of the landscaped areas in the interests of visual amenity and biodiversity enhancement in accordance with Policy DMG1, DME1 and DME3 of the Ribble Valley Core Strategy.   7.         The development shall be implemented in accordance with the approved landscaping scheme as shown on drawing ref: 6075 – DOC – 01 B.   Notwithstanding the above, the approved soft landscaping scheme shall be implemented in the first planting season following occupation or use of the development, whether in whole or part and shall be maintained thereafter for a period of not less than 20 years to the satisfaction of the Local Planning Authority.  This maintenance shall include the replacement of any tree or shrub which is removed, or dies, or is seriously damaged, or becomes seriously diseased, by a species of similar size to those originally planted.    For the avoidance of doubt all trees/hedgerow shown as being retained within the approved details shall be retained as such in perpetuity.   Reason: To ensure the proposal is satisfactorily landscaped and trees/hedgerow of landscape/visual amenity value are retained as part of the development in accordance with Policy DMG1, DME1 and DME3 of the Ribble Valley Core Strategy.   8.         The proposed flood lighting shall be installed in accordance with the details outlined in Section 6 of the Environmental Lighting Impact Assessment by SHD Lighting Consultancy Ltd dated 9th May 2025.   Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 or any Order revoking and re-enacting that Order, no external lighting/floodlighting or building mounted lighting shall be erected or placed anywhere within the site to which this consent relates without express planning permission first being obtained.         Reason: To enable the Local Planning Authority to exercise control over development which could prove materially harmful the character and visual amenities of the immediate area.   9.         The development approved shall only be used between the hours of 06:00 – 22:00 with the       floodlights switched off no later than 15 minutes after the permitted hours.   Reason: In order to protect the amenities of existing residents and to minimise the impact on protected species in accordance with Policies DMG1 and DME3 of the Ribble Valley Core Strategy.   10.       The use of the Padel Courts shall be restricted to in association with the hotel at ‘Mytton Fold’ and shall not be used as a separate business.   Reason: To define the scope of the permission and prevent the use of the building for purpose(s) other than those hereby approved.   11.       The parking spaces hereby approved shall be kept available for the parking of vehicles and shall not be used for any use that would preclude the ability for their use for the parking of private motor vehicles, whether or not permitted by the provisions of the Town and Country Planning (General Permitted Development) Order 2015 or any order amending or revoking and re-enacting that order.       Reason: To ensure that adequate parking provision is retained on site in accordance with Policies DMG1 and DMG3 of the Ribble Valley Core Strategy.   12.       All tree works/tree protection shall be carried out in strict accordance with the submitted Tree Protection Plan (drawing ref: LTC311-TPP)   The specified tree protection measures shall remain in place throughout the construction phase of the development and the methodology hereby approved shall be adhered to during all site preparation/construction works.             Reason: To protect trees/hedging of landscape and visual amenity value on and adjacent to the site or those likely to be affected by the proposed development hereby approved.   INFORMATIVES:   1.         No vegetation clearance required to facilitate the scheme should take place during the optimum time of year for bird nesting (March to August inclusive) unless nesting birds have been shown to be absent by a suitably qualified person. All nesting birds their eggs and young are protected under the terms of the Wildlife and Countryside Act 1981 (as amended).   2.         Statutory Biodiversity Condition The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless:   (a) a Biodiversity Gain Plan has been submitted to the local planning authority, and (b) the planning authority has approved the plan. Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements listed in the legislation are considered to apply.   The biodiversity gain plan must include:   (a) information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat; (b) the pre-development biodiversity value of the onsite habitat; (c) the post-development biodiversity value of the onsite habitat; (d) any registered offsite biodiversity gain allocated to the development and the biodiversity and the biodiversity value of that gain in relation to the development; (e) any biodiversity credits purchased for the development; and (f) such other matters as the Secretary of State may by regulations specify.   When calculating the post-development biodiversity value of a habitat, the planning authority can only take into account an increase in biodiversity value post-development where it is satisfied that the habitat creation or enhancements delivering the increase will be maintained for at least 30 years after the development is completed.

Date of Decision: July 24, 2025