Kirkby Lonsdale A65 – 2 miles Carnforth M6 J35 – 9 miles

WHITTINGTON FARM

Whittington Village

Nr Kirkby Lonsdale

Carnforth

Lancashire

LA6 2NX

A two acre site in the centre of Whittington Village with outline planning permission from

Lancaster City Council dated 2 September 2016 (ref: 16/00397/OUT) to demolish the

agricultural sheds, erect 18 dwellings and convert stone built stores to 1 dwelling and

1shop/tearoom with parking spaces, village green and stone walled children’s play area.

Archaeology, tree preservation, contamination assessment, surface water drainage, foul water

drainage and flood management matters have been addressed. Bat and nesting bird surveys

have been carried out with negative findings.

The planning permission is attached with existing site location plan and approved layout plan

allowing for five detached, one pair of semi-detached, terrace of four, two pairs of affordable

semi-detached, terrace of three affordable, barn conversion to dwelling and barn conversion to

shop. House layouts and elevation drawings can be accessed from the planning authority portal

as can survey reports and other relevant documents.

Price: £1,950,000

Viewing: By appointment with the Selling Agents.

Selling Agents: Richard Turner & Son, Old Sawley Grange, Sawley, Clitheroe BB7 4LH

Tel: 01200 441351 Fax: 01200 441666

2

3

LANCASTER .

CITY COUNCIL Promoting City, Coast & Countryside

Mr Edward Mackereth C/O Lisa Allison

Rural Solutions Brewery Lane Skipton BD23 1DR

Regeneration and Policy Development Management Team

PO Box 4 Town Hall Lancaster LA1 1QR

TOWN & COUNTRY PLANNING ACT 1990

OUTLINE PLANNING PERMISSION

Application No. : 16/00397/OUT

Applicant Mr Edward Mackereth

Site Address Whittington Farm Main Street Whittington Carnforth Lancashire

LA6 2NX

Proposal

Outline application for the erection of 18 dwellings with associated access and change of use of barn to a mixed use comprising a dwelling (C3) and a shop/tearoom (A1/A3) and Relevant

Demolition of the existing agricultural buildings

Lancaster City Council hereby give notice that OUTLINE PLANNING PERMISSION HAS BEEN GRANTED for the development described above in accordance with your planning application dated 30 March 2016, and the plans, 'rawings and documents which form part of the application, subject to the following conditions and reasons:-

1. No development shall commence until approval of the details of the landscaping/boundary treatments (hereinafter called "the reserved matters") has been obtained from the local planning authority in writing.

An application for the approval of the reserved matters shall be made to the local planning authority before the expiration of 3 years from the date of this permission.

The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to

be approved, whichever is the later.

Reason: To comply with the requirements of Section 92 of the Town & Country Planning Act 1990

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

1031/01A - Existing Site Plan 1031/02P - Proposed site plan

Page 1 of 6

16/00397/OUT

PEOUTZ

1031/03E - Proposed site sections 1031/04C - Site Location 1031/05E - Proposed site entrance plan 1031/10A - Shop 1031/11B - House 2 Plans & elevations 1031/12C - House 3 & 4 Plans 1031/13D - House 3 & 4 Elevations 1031/248 - House 5, 6, 7 & 8 Plans 1031/15B - House 5, 6, 7 & 8 Elevations 1031/16A - House 9 Plans & Elevations 1031/17B - House 10 plans & Elevations 1031/18C - House 11 Plans & Elevations

1031/19B - House 12 & 13 Plans & Elevations 1031/20B - House 14 Plans & Elevations

1031/21B - House 15 & 16 Plans & Elevations 1031/22B - House 17 Plans & Elevations 1031/23C - House 18, 19, & 20 Plans & Elevations 1031/24A - Survey Barns Plots 1 & 2 or any amended plans subsequently approved in writing by the local planning authority.

Reason: To ensure a satisfactory standard of development

3. No development shall take place until the applicant, or their agent or successors in title, has secured the implementation of a programme of archaeological recording and analysis. This must be carried out in accordance with a written scheme of investigation, which shall first have been submitted to and agreed in

writing by the Local Planning Authority. Reason: To ensure and safeguard the recording and inspection of matters of archaeological/historical

importance associated with the building.

4. Prior to the commencement of any part of the development hereby approved, including site preparation and clearance work, a Construction Method Statement shall be submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The

statement shall provide for: the parking of vehicles of site operatives and visitors loading and unloading of plant and materials storage of plant and materials used in constructing the development the erection and maintenance of security hoarding wheel washing facilities measures to control the emission of dust and dirt during construction hours of construction including all vehicle movements to and from the site

Reason: In the interests of highway safety and to protect the amenities of nearby residential properties.

5. Prior to the commencement of development a detailed Tree Protection Plan (TPP) and Arboricultural Method Statement (AMS) in compliance with "BS 5837(2012) Trees in relation to design, demolition and construction", shall be submited with any subsequent full planning application or an application for reserved matters. No development or any site activity associated with the development, including site preparation/clearance and demolition shall commence until the approved scheme of tree/hedge protection has been fully implemented and has been inspected on site by the Tree Protection Officer. It is the applicant's responsibility to arrange this inspection. The protection measures shall be retained for the duration of the works, and only removed once the development is complete and all machinery and works material removed from the site. Reason: To prevent damage to trees during construction works and in the interest of the amenity of the area.

6. No development approved by this permission shall be commenced until the following measures have been

implemented:

Page 2 of 6

16/00397/OUT

PEOUTZ

(a) The application site has been subject to a detailed scheme for the investigation and recording of

contamination and remediation objectives have been determined through risk assessment and agreed in writing

by the local planning authority (LPA).

(b) Detailed proposals for the removal, containment or otherwise rendering harmless any contamination (the Remediation Method Statement) have been submitted to and approved in writing by the LPA.

(c) The works specified in the Remediation Method Statement have been completed in accordance with the

approved scheme.

(d) If during remediation works any contamination is identified that has not been considered in the Remediation

Method Statement, then remediation proposals for this material shall be agreed in writing with the LPA.

(e) A Validation Report and Certificate, confirming achievement of the Remediation Method Statement's objectives has been submitted to and approved in writing by the LPA, including confirmation of any unforeseen

contamination encountered during remediation.

Reason: To ensure that risks from soil contamination to the future occupants of the development and neighbouring occupiers are minimised, together with those to controlled waters and ecological systems and to ensure that site workers are not exposed to the unacceptable risks from contamination during construction.

7. No development shall commence (with the exception of demolition) until full detailed plans, including constructional details of the access road connection to the existing highway have been submitted to, and approved in writing by, the Local Planning Authority. The plans should detail the footpath linkage to the public right of way, revisions to the boundary walls adajcent to the 86254, the detail of the highway treatment along

the access, and the visibility splays measuring 2.4m x 45metres in each direction along, with a timetable for the

implementation of each element. The site's proposed means of access shall be constructed in accordance with the Lancashire County Council

document "Specification for Construction of Estate Roads (2002)" to at least base course level before any other part of the development (other than demolition) takes place within the site and the access arrangements shall be completed In accordance with the approved details and timetable. Reason: To ensure highway safety and pedestrian safety.

8. No development shall commence (with the exception of demolition) until a detailed surface water drainage scheme based on SuDs principles, has been submitted to, and approved In writing by, the Local Planning

Authority. In particular it shall include, as a minimum: a) Information about the design storm period and intensity (1 in 30 & 1 in 100 year +30% allowance for

climate change), discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance and easements where applicable, the methods employed to delay and control surface water discharged from the site, and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters, including watercourses, and details of flood levels in AOD;

b) Any works required off-site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant);

c) Flood water exceedance routes, both on and off site; d) A timetable for implementation, including phasing where applicable; e) Site investigation and test results to confirm infiltrations rates; and

Details of water quality controls, where applicable. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in

writing, by the local planning authority. Reason: To prevent flooding by ensuring that satisfactory storage /disposal of surface water from the site is designed into the overall scheme and to reduce the risk of flooding to the proposed development, elsewhere and to future users

Page 3 of 6

16/00397/OUT

PEOUI

9. No development shall commence (with the exception of demolition) until details of an appropriate

management and maintenance plan for the sustainable drainage system for the lifetime of the development which, as a minimum, shall include: a) the arrangements for adoption by an appropriate public body or statutory undertaker, management

and maintenance by a Residents' Management Company b) arrangements concerning appropriate funding mechanisms for its on-going maintenance of all elements

of the sustainable drainage system (including mechanical components) and will include elements such as:

on-going inspections relating to performance and asset condition assessments ii. operation costs for regular maintenance, remedial works and irregular maintenance caused by

less sustainable limited life assets or any other arrangements to secure the operation of the surface water drainage scheme throughout its lifetime;

c) means of access for maintenance and easements where applicable has been submitted to and approved in writing by the Local Planning Authority. The plan shall be implemented in accordance with the approved details prior to first occupation of any of the

approved dwellings, or completion of the development, whichever is the sooner. The sustainable drainage system shall be managed and maintained in accordance with the approved details at all times thereafter. Reason: To ensure that appropriate and sufficient funding and maintenance mechanisms are put in place for the lifetime of the development.

10. No development shall commence (with the exception of demolition) until a scheme for the disposal of foul water for the entire site has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and in compliance with the timing/ phasing arrangements embodied within the scheme, and maintained as such at all times thereafter.

Reason: To ensure that foul water is adequately disposed of and the amenity of future and existing local residents are protected.

11. Notwithstanding the detail contained on the approved plans, no development above ground level shall commence until samples of all the materials (natural stone, natural slate, mortar, render, rainwater goods, fascias, eaves/verges/ridges, doors, windows, garage doors) for use of the external elevations of the buildings together with detail of the boundary treatments, gates and surface treatments of the site have been submitted to, and approved in writing by, the Local Planning Authority. The development shall be constructed in accordance with the approved details, and retained as such at all times thereafer. Reason: In the interests of the visual amenity of the area and so that the Local Planning Authority shall be

satisfied with the details.

12. Prior to the development above ground a long term maintenance schedule and a timetable for the implementation of the approved open space (to include the play area), shall be submitted to and agreed in writing by the Local Planning Authority. Detail of the hard and soft landscaping shall be included. The development shall be carried out in accordance with the agreed details and retained and maintained in

accordance with the agreed detail at all times thereafter. Reason: To ensure satisfactory provision of open space is provided and maintained on site in the interest of securing good design and supporting public wellbeing in the interests of developing sustainable communities.

13. Notwithstanding the approved plans, prior to the development above ground level the details of the play equipment (including type and location) and a timetable for its implementation shall be submitted to, and

aprpoved in writing by, the Local Planning Authority. The play equipment shall be installed in accordance with the agreed details within the approved timescale and retained and maintained at all times thereafter. Reason: To ensure high quality open space is provided on the site.

14. A scheme for the construction of a range of off-site highway improvement works shall be submitted to, and approved in writing by the Local Planning Authority. These works shall include:

• Laying of transverse Stop and Give Way thermoplastic lining;

• Laying of a limited length of carriageway centre line marking at the sites point of access with Kirkby

Lonsdale Road;

Page 4 of 6 16/00397/OUT

PEOUTZ

• Implementation of improved "Gateway Treatment Measures relevant to influencing vehicular speeds along the B6254 to be located at the change of speed classification from national speed limit to 30MPH at the village boundary;

• Laying of a length of pedestrian footway along the frontage of the site and Main Street Public Highway. The scheme shall be implemented and carried out in full in accordance with the approved details prior to the first occupation of any part of the development hereby approved. Reason: In order to satisfy the Local Planning Authority and Highway Authority that the final details of the highway scheme/works are acceptable before work commences on site and in the interests of highway and

pedestrian safety.

15. The development shall be carried out in accordance with the submitted Arboriculture' Implications Assessment, produced by Anthony Wood, Yew Tree & Gardens, dated 21/09/15 as amended 11/07/2016. In particular, no tree within the site shall be cut-down, up-rooted, topped, lopped or destroyed, nor any hedge within the site cut-down or grubbed out, other than those identified within the approved application, without the prior written

approval of the local planning authority. Reason: In the interest of visual amenity and to ensure the development is carried out in accordance with "BS

5837 (2012) Trees in relation to design, demolition and construction".

16. The car parking as indicated on the approved plans shall be made available prior to the associated part of the

development being brought into use, Reason: In the interest of highway safety, so that the Local Planning Authority is satisfied as to the details.

17. No site clearance, demolition, construction, deliveries or fit out associated with the development shall occur on the site except between the hours of 0800-1800 Monday to Friday and 0800-1400 on Saturdays. In particular no work shall be undertaken on Sundays or on Public Bank Holidays witthout the prior written agreement of the

Local Planning Authority. Reason: In the interests of residential amenity.

18. The shop and cafe approved as part of this development shall not be open outside the hours of 0700-1900 hours Monday to Saturday and 1000 -1700 hours Sunday and Public Holidays. Reason: In the interests of residential amenity.

19. The shop shall only be used for for the display and sale of convenience goods and the tearooms for the sale of

hot and cold food and drinks. Reason: To provide a facility for the local community and to safegaurd against inappropriate forms of development in an out of centre location.

20. Notwithstanding the provisions of the Town and Country (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order), no development under Parts 1 (Classes A-G), 2 and 14 of Schedule 2 of that Order shall be carried out within the express permission of the Local Planning Authority. Reason: To safeguard residential amenity.

21. Notwithstanding the provisions of the Town and Country (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order), the proposed garages shall be retained solely for the housing of private motor vehicles or storage associated with the main dwelling. In particular it shall not be used for any other domestric, trade or business purposes without the express permission of the Local Planning Authority. Reason: To safeguard residential amenity and to provide satisfactory off-street parking facilities.

22. In the event the demolition of the barns consented by this development does not commence before 30th April 2017, the buildings will be reassessed for bat roosting potential and the finding supplied to, and agreed in writing by the Local Planning Authority prior to any demolition works occuring Reason: To ensure no loss of protected species.

23. No walls, fences, trees, hedges, shrubs, ground or other structures within the visibility splays indicated on the approved plans shall exceed 1 metre in height above the centre line of the adjacent carriageway. Reason: In the interests of highway safety and convenience.

Page 5 of 6

16/00397/ouT

PEOUlL

ARTICLE 35 — DEVELOPMENT MANAGEMENT PROCEDURE ORDER

Please see the attached statement which forms part of your decision notice.

ADVICE

IMPORTANT - The applicant and/or any person wishing to implement this permission is advised that a formal Section 106 'Planning Agreement' applies to this permission.

Whilst the building to be demolished has been assessed as low risk for bats, the applicant is reminded that under the Habitat Regulation it is an offence to disturb, harm or kill bats. If a bat is found during demolition all work should cease immediately and a suitably licensed bat worker employed to assess how best to safeguard the bat(s). Natural England should also be informed.

The programme of recording in relation to condition 3 should cover the historic (i.e pre-1900) farm buildings impacted by the proposals and should comprise a level 2-3 building survey as set out in English Heritage 2006 " Understanding Historic Buildings'. It should be undertaken by an appropriately experienced and qualified historic building specialist.

The applicants will need to enter inot a Section 278 Agreement with Lancashire County Council as Highway Authority with the same dedicated to the County Council to be maintained in perpetuity via Section 38 Highways Act 1980 and the developer should consult with Lancashire County Council with regards detailed requirements relating to implementation

of a range of site construction and off-site highway improvements.

Signed: Date: 2 September 2016

Andrew Dobson Dip EP MRTPI PDDMS HEAD OF REGENERATION AND POLICY

Your attention is drawn to the enclosed notes to be read in conjunction with the notice of decision,

Page 6 of 6

16/00397/OUT

PEOUTZ

1

MISREPRESENTATION ACT 1967:

Richard Turner & Son, for themselves and for the vendors or lessors of these properties whose agents they are, give notice that these particulars do not

constitute any part of an offer or a contract. All statements contained in these particulars as to these properties are made without responsibility on the part of Richard Turner & Son or the vendors or lessors, none of the statements contained in these particulars as to these properties are to be relied on as

statements or representations of fact and any intending purchasers or lessees must satisfy themselves by inspection or otherwise as to the correctness of

each of the statements contained in these particulars. The vendor or lessors do not make or give and neither Richard Turner & Son nor any person in their employment, has any authority to make or give any representation of warranty whatever in relation to these properties.