To determine an application for the installation of a natural burial ground for up to 4000 urn burial plots, access, car parking and office/maintenance storage building with associated infrastructure and ancillary facilities.
Installation of a natural burial ground for up to 4000 burial plots, access and car parking and office/maintenance storage building with associated infrastructure and ancillary facilities (Revised Scheme SL/2019/0145) (Mr Stephen Brown (Inspired Meadows Ltd).
The Planning Officer presented Planning Application No. SL2019/0397 which sought full planning permission for a natural burial ground, to accommodate 4000 urns, with a new access, car parking and an officer/maintenance building. The Planning Officer referred to the site visit and displayed photographs and plans which outlined the proposals. He highlighted the picnic and community area and informed Members that the proposed car park would be laid out in gravel and would accommodate in the region of 36 cars. The Planning Officer explained that the principal of a natural burial ground was acceptable and the proposed development, which required a countryside location, was in accordance with policy CS1.2 which acknowledged that certain types of development may be permitted in the open countryside where it has an essential need to be in a rural location. In addition the one of the objectives of the core strategy was to ensure that sufficient burial space was available to the community in the future. The Planning Officer went on to outline the proposed opening hours, which would be limited to two burials per day during weekday daylight hours, which had been reflected in an amendment to condition 13. The Planning Officer concluded his presentation by informing Members that when the burial site was full, in an anticipated 12 to 18 years, the land would transfer back to pasture land.
Mr Michael Green, Mr Paul Rogers and Mr Oliver Waters, residents of Summerlands, addressed the Committee in opposition to the application. They highlighted the current parking issues at Beetham crematorium and that the Officer’s report did not reflect the true sense of feeling of Preston Richard Parish Council regarding lack of parking spaces and access onto the A65. They expressed further concern regarding road safety and access arrangements and the volume of traffic and visitors on days such as Mother’s Day and Christmas Day. In addition the speed of traffic using the A65 and the increase in traffic from the proposal and the forthcoming housing development would exacerbate the situation. They felt the application was a nice idea in the wrong location and challenged the need by reminding Members of Dalton Burial ground which was less than eight miles away. They urged Members to refuse the application.
The Planning Officer responded to concerns raised during public participation and to questions raised by Members. He confirmed that no funeral services would be held on the site and in addition a site manager would be available to manage car parking when the grounds were open. The site would have shallow paths which would be accessible to all visitors. He drew Members attention to the pond at the centre of the site which would be of benefit to the landscape and increase the bio-diversity within the site. He clarified the restricted opening hours of the proposed site and an amendment to condition 5 within the report.
Members gave consideration to the location, access, the speed and volume of traffic using the A65 and the car park provision on site.
A motion to approve the application was proposed and seconded and it was
RESOLVED – That the application be approved subject to the following conditions:-
Condition (1) The development hereby permitted shall begin not later than three years from the date of this decision. Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
Condition (2) The development hereby permitted shall be carried out in accordance with the following approved plans: Location Plan, Amenity building floor plan & elevation 2928 104, Amenity building layout 2928 103A, Proposed southern access plan SCP.17430.F04, Entrance car park layout 2928 106, Entrance detail & elevation 2928 105, Landscape Masterplan 2928 101M & Phasing plan 2928 102A
Reason: For the avoidance of doubt and in the interests of proper planning.
Condition (3) The development shall not commence until visibility splays providing clear visibility of 160 metres measured 2.4 metres down the centre of the access road and the nearside channel line of the major road have been provided at the junction of the access road with the county highway and retained thereafter.
Reason: In the interests of highway safety.
Condition (4) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order) relating to permitted development, no structure, vehicle or object of any kind shall be erected, parked or placed and no trees, bushes or other plants shall be planted or be permitted to grown within the visibility splay which obstruct the visibility splays. The visibility splays shall be constructed before general development of the site commences so that construction traffic is safeguarded.
Reason: In the interests of highway safety.
Condition (5) The surfacing of the access road shall extend for at least 5 metres inside the site, as measured from the highway boundary prior to the use first being commenced.
Reason: In the interests of highway safety.
Condition (6) The use shall not be commenced until the access and parking requirements have been constructed in accordance with an approved plan. Car parking bays shall be marked out on the ground. Any such access and or parking provision shall be retained and be capable of use when the development is completed and shall not be removed or altered without the prior consent of the Local Planning Authority
Reason: To ensure a minimum standard of access and parking provision when the development is brought into use.
Condition (7) Prior to the commencement of any development, the route of the culverted watercourse within the site must be established and details of improvements to the watercourse shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be fully implemented.
Reason: In the interests of long term safeguarding, restoration, improvement and access of watercourses.
Condition (8) All new hardstanding areas shall be rendered permeable.
Reason: In the interests of flood risk management.
Condition (9) No construction work regarding this development, should take place on the site, except between the hours 08.00 - 18.00 Monday to Friday and 09.00 – 13.00 on Saturdays. In particular, no work should be carried out on Sundays or officially recognised public holidays without the prior agreement in writing of the Local Planning Authority.
Reason: To protect the amenity of the locality.
Condition (10)No development shall take place until a Construction Method Statement has been submitted to, and approved in writing by the Local Planning Authority. The Statement shall provide for:- i. the parking of vehicles of site operatives and visitors; ii. loading and unloading of plant and materials; iii. storage of plant and materials used in constructing the development; iv. measures to control the emission of dust and dirt during development; v. measures to avoid excess dirt on adjacent roads; vi. measures to control noise and vibration from plant, equipment and procedures; vii. no burning to take place on site. The approved Construction Method Statement shall be adhered to throughout the construction period.
Reason: To safeguard the amenity of the locality.
Condition (11)There shall be no more than two burials a day, and no more than one burial in each of the following time frame: 1000- 1200 hours & 1300 hours -1600 hours between the dates of 1st October to 31st March and 0900-1400 hours & 1500-2000 hours between the dates of 1st April to 30th September.
Reason: In the interests of nearby residential amenity and highway safety
Condition (12)The development hereby permitted shall be purely for burials only and no cremations or associated ceremonies shall be carried out on site.
Reason: For the avoidance of doubt and in the interests of the amenities of the area.
Condition (13)Prior to commencement of development a Landscape Masterplan shall be submitted. The Landscape Masterplan shall include a topographical survey of the land, detailing the precise location of the access tracks and the number and location of urn burial plots and shall be submitted to and approved by the Local Planning Authority. The approved Landscape Masterplan shall be fully implemented.
Reason: To ensure the proposal will satisfactorily integrate into the rural landscape.
Condition (14)No development involving the use of any facing, roofing or external hard surfacing materials shall take place until details or samples of the materials to be used in the construction of external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details unless any variation is agreed with the Local Planning Authority.
Reason: To ensure a satisfactory standard of development.
Condition (15)Prior to commencement of development, a scheme for the landscaping of the site shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include planting plans, written specifications (including cultivation and other operations associated with tree, shrub, hedge or grass establishment), schedules of plants noting species, plant sizes, the proposed numbers and densities and a maintenance and implementation programme. a) The approved landscaping scheme shall be fully implemented within the first planting season following completion of each phase of the development as shown on the approved phasing plan 2928 102A b) All trees, shrubs and hedge plants supplied shall comply with the requirements of British Standard 3936, Specification -for Nursery Stock. All pre-planting site preparation, planting and post-planting maintenance works shall be carried out in accordance with the requirements of British Standard 4428(1989) Code of Practice for General Landscape Operations (excluding hard surfaces). c) All new tree plantings shall be positioned in accordance with the requirements of Table A.1 of BS5837:2012 Trees in Relation to Design, Demolition and Construction (Recommendations) d) Any trees, shrubs or hedges planted in accordance with this condition which is removed, die, become severely damaged or become seriously diseased within five years of planting shall be replaced within the next planting season by trees, shrubs or hedging plants of similar size and species to those originally required to be planted.
Reason: To ensure appropriate landscaping of the site.
Condition (16)No development shall commence until detailed drawings showing traffic calming measures on the A65 have been submitted to the Local Planning Authority for approval. The development shall not be commenced until the details have been approved and the traffic calming measures have been constructed.
Reason: In the interest of highway safety.