The Development Management Manager presented the report of the Director of Regeneration and Place in relation to the above application for consideration.

An objector to the application, Mr Tom Hutchinson addressed the Committee.

An objector to the application, Mr Chris Moore, representing Hoylake Conservation Areas Association, addressed the Committee.

The Lead Principal Lawyer addressed the Committee and advised that Ward Councillor Andrew Gardner had sent apologies that he was unable to attend the meeting an read a representation that he had sent to the Committee.

The applicant’s agent, Ms Maria Dychala addressed the Committee.

Councillor Max Booth raised the following motion for refusal, seconded by Councillor Kathy Hodson; The proposed scheme, as a result of the formation of additional hardstanding and car parking to the front of the site, fails to preserve or enhance the distinctive characteristics of the Meols Drive Conservation Area, contrary to saved policy CH2 of the Wirral Unitary Development Plan and the Meols Drive Conservation Area Character Appraisal. This less than substantial harm to the significance of the designated heritage asset is not outweighed by the public benefits of the development, contrary to the provisions of the National Planning Policy Framework.

The motion was put and lost (3:8).

On a motion by the Chair seconded by Councillor Steve Foulkes, it was,

Resolved (8:3) – That the Director of Regeneration and Place be authorised to:

(1) approve the application subject to the following conditions and subject to the completion of a supplemental agreement to the existing s106 agreement pursuant to section 106 of the Town and County Planning Act 1990 to be prepared, in accordance with sections 8.4.2 and 8.4.3 of this report.

(2) refuse the application in the event that a satisfactory supplemental section 106 agreement is not completed within 6 months of the date on which Planning Committee resolve to approve the application unless an extension of time is agreed to the satisfaction of the Director of Regeneration of Place in consultation with the Chair and Spokespersons of the Planning Committee.

Conditions:

1. The development hereby permitted shall begin no later than 14th April 2026. Reason: To comply with Section 91 (as amended) of the Town and Country Planning Act 1990.

2 The development hereby permitted shall be carried out in accordance with the approved plans by the local planning authority on 25/11/2020, 29/03/2022, 01/04/2022, and 28/11/2023 (unless otherwise stated) and listed as follows: 22-MEOLS-SITE-101 Rev C – Amended Site Plan; 22-MEOLS-PLAN-102 Rev A– Amended Ground Floor Plan; 22-MEOLS-PLAN-103 Rev A– Amended First Floor Plan; 22-MEOLS-PLAN-104 Rev A– Amended Second Floor Plan; 22-MEOLS-PLAN-111 Rev A - Amended Side (South) Elevation; P19070-FCH-XX-B1-DR-A-1310 Revision P03; P19070-FCH-XX-XX-DR-A-1400 Revision P10 P19070-FCH-XX-XX-DR-A-1401 Revision P10; P19070-FCH-XX-XX-DR-A-1403 Revision P07; 22/MEOLS/SITE1003 RevA; P19070-FCH-XX-B1-DR-A-1310 Revision P03; P19070-FCH-XX-XX-DR-A-1400 Revision P10 P19070-FCH-XX-XX-DR-A-1401 Revision P10; P19070-FCH-XX-XX-DR-A-1403 Revision P07 Reason: For the avoidance of doubt and to define the permission.

3 The facing materials to be used in the external construction of this development hereby approved and set out in the Design and Access Statement shall then be used in the construction of the development unless agreed otherwise in writing with the Local Planning Authority. Reason: To ensure a satisfactory appearance to the development in the interests of visual amenity and to comply with Policy HS4 of the Wirral Unitary Development Plan.

4 The dwellings hereby permitted shall not be occupied until a detailed scheme for landscaping (including a management plan) has been submitted to and agreed in writing with the Local Planning Authority. For the avoidance of doubt, the proposed landscaping shall include details of the at least 20 replacement trees for those existing trees removed. The landscaping shall be carried out in accordance with the approved details before any of the apartments are occupied. The landscaping provisions shall be retained in situ in perpetuity. Reason: In the interests of visual amenity and to accord with saved policy GR5 of the Wirral Unitary Development Plan.

5 Prior to first occupation of the development hereby approved arrangements for the storage and disposal of refuse including recycling facilities, and vehicle access thereto, shall be made within the approved residential curtilage and be retained in situ in perpetuity. Reason: To ensure a satisfactory appearance and adequate standards of hygiene and refuse collection, having regard to Policy WM9 of the Joint Waste Local Plan.

6. The development shall be constructed in full accordance with the Construction Environment Management Plan (BlueOak Estates Limited, April 2023) as discharged under application reference: DIS/23/00813. Reason: To adequately demonstrate biodiversity and highway safety is safeguarded.

7. The development hereby permitted shall not be occupied until details of bat boxes to include number, type and location on an appropriately scaled plan as well as timing of installation, has been provided for approval and implemented in accordance with those details. Reason: In the interest of biodiversity.

8. Prior to the occupation of the development hereby approved, a lighting scheme designed to protect amenity, ecology and which does not result in excessive light spill onto the habitats in line The Institution of Lighting Professionals (ILP) Guidance shall be submitted for approval and implemented in accordance with those details. Further guidance is available at the Bat Conservation Trust website https://www.bats.org.uk/news/2018/09/new-guidance-onbatsandlighting Reason: In the interest of amenity and to preserve biodiversity and habitat in accordance with NPPF.

9. The development hereby permitted shall not be occupied until details of bird boxes to include number, type and location on an appropriately scaled plan as well as timing of installation, has been provided for approval and implemented in accordance with those details. Reason: In the interest of biodiversity and habitat in accordance with NPPF (paragraph 180).

10. No tree felling, scrub clearance, vegetation management, ground clearance or building works is to take place during the period 1 March to 31 August inclusive. If it is necessary to undertake works during the bird breeding season then all trees, scrub and vegetation are to be checked first by an appropriately experienced ecologist to ensure no breeding birds are present. If present, details of how they will be protected are required to be submitted for approval. Reason: In order to ensure no net-loss in biodiversity.

11 The tree works methodology hereby approved and set out in accordance with the Arboricultural Method Statement (Mulberry, dated: 07/08/2023; Ref: MTM0016.MS/Rev E) shall be adopted and complied with in full unless agreed otherwise in writing with the Local Planning Authority. Reason: To preserve the biodiversity of the site and health of the trees on the site in accordance with the NPPF and UDP Policy GR7.

12. The development hereby permitted by this planning permission, including all components of the sustainable drainage system, shall be carried out in accordance with the approved final Sustainable Drainage Strategy, including any phasing embodied within, and maintained in perpetuity in accordance with an agreed Operation and Maintenance Plan, to be submitted for each development phase, approved by the Local Planning Authority, in consultation with the Lead Local Flood Authority. The approved drainage scheme shall be fully constructed prior to occupation in accordance with the approved details, phasing and timetable embodied within the approved final Sustainable Drainage Strategy, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority in consultation with the Lead Local Flood Authority. ‘As built’ drainage design/layout drawings and a final Operation and Maintenance Plan, confirming asset details and maintenance arrangements, shall be submitted to the Lead Local Flood Authority, in accordance with any approved phasing, prior to occupation. Reason: To ensure satisfactory sustainable drainage facilities are provided to serve the site in accordance with the National Planning Policy Framework.

13. The development shall not be brought into use until the areas indicated on the submitted plans to be set aside for parking and servicing have been surfaced, drained and permanently marked out or demarcated in accordance with the details and specifications shown in drawing number 22-MEOLS-SITE-101 Rev C – Amended Site Plan. The parking and servicing areas shall be retained as such thereafter. Reason: To ensure that adequate provision is made on the site for the traffic generated by the development, including allowance for safe circulation, manoeuvring, loading and unloading of vehicles as well as parking, and that hard-surfaced areas have a satisfactory appearance.

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