Ten apartments at 59 Stanifield Lane, Farington, Leyland

What was proposed

The application sought retrospective permission to convert and extend the former public house into nine one-bedroom and one two-bedroom apartments.

“The applicant seeks retrospective permission for conversion of the Rose of Farington public house and five bedroomed managers flat, to 10 apartments, following extension and demolition of a small structure at the rear.”

“The proposal - which replicates the 2022 permission – comprises 9 x 1 bed and 1 x 2 bed apartments. The ground floor (including extension) would accommodate 4 apartments (3 x 1 bed and 1 x 2 bed) with communal entrance and stairwell areas accessed from Stanifield Lane. The first floor would be home to 4 x 1 bed apartments and the attic space would be converted to hold 2 x 1 bed flats; the roof would remain the same height.”

Officer report

The site

The building stands at the junction of Stanifield Lane and Crown Street in a mainly residential built-up area, with a car park and surrounding homes and businesses.

“The application refers to the former Rose of Farington public house located at the junction of Stanifield Lane and Crown Street, Farington…”

“A small car park and screened amenity/smoking area are present on the southern side, and paved, fenced amenity space is at the rear (west). An alleyway separates the adjoining property in the north but rooms belonging to the neighbour sit above the alley and connect; neither alley nor rooms are included in this application. A driveway/alley runs at the rear providing access to the rear (west) of properties on Mill and Crown Street.”

Officer report

Planning history

An earlier permission for the same ten-apartment scheme expired after conditions were not discharged, while works had already started without authorisation.

“Planning permission was granted subject to conditions in January 2022 for change of use and extension of the building to provide for 10 apartments as described in Section 4 below. A small rear extension would also be demolished.”

“Following an enforcement complaint (Feb 25) relating to ongoing noise and poor construction management, it became apparent that the development had commenced without discharge of pre-commencement conditions imposed by Planning Committee. As a planning permission is dependent on both discharge of these conditions and a substantive start of development within 3 years of the permission to keep it ‘alive’, the planning permission expired on the 14 th January 2025.”

Officer report

What officers recommended

Officers recommended approval because the scheme would bring the building back into use without undue effects on neighbours, the area or highway safety.

“The proposal introduces additional residential properties into a primarily residential area, and an extension which would not compromise the existing parking provision, would relate well to the main building and which as part of the overall scheme would bring back into full use a disheveled building. County Highways have fully assessed the application and have raised no objections to the proposed development in principle and subject to conditions.”

“The proposed re-development of no: Stanifield Lane is unlikely to impact unduly upon the amenity of neighbouring properties, the character and appearance of the area or highways safety and capacity. Concerns raised however during unauthorised works deem it necessary to impose the use of a construction management plan to ensure protection of residential amenity.”

Officer report

Main planning considerations

The extension was considered compatible with the building and local character, with privacy effects no greater than the existing situation and acceptable highway impacts.

“In consideration of the above, local distinctiveness and character of the area have been assessed. This part of Leyland is a relatively traditional locale comprising mainly terraced mill cottages and buildings of the late C19th. This proposal upgrades a very tired property, re-uses a brownfield site which currently affects the visual amenity of the area and introduces a modern extension which relates well to the parent building.”

“Having regard to the existing use and orientation of these rooms, inter-relationships between existing and proposed properties accord with the requirements of the South Ribble Residential Design Guide SPD and any loss of privacy, general amenity or unacceptable overlooking as a result of this development is expected to be no greater than the existing situation…”

Officer report

Consultation responses

Highways, drainage and environmental consultees raised no objection subject to conditions, and no public representations were received.

“Lancashire County Council Highways – having confirmed that existing bollards are to remain LCC do not raise an objection regarding the proposal. The development will not have a significant impact on highway safety, capacity or amenity in the immediate vicinity of the site subject to conditions relating to car park surfacing and construction management.”

“Lead Local Flood Authority following submission of a surface water sustainable drainage strategy, the LLFA now has no objection subject to conditions relating to drainage provision…”

Officer report

Who spoke

Councillor Jacky Alty was a registered speaker.

The committee vote

The committee unanimously supported granting full planning permission, subject to conditions and completion of a legal agreement.

“The officers’ recommendation to approve the application, subject to the imposition of conditions outlined within the report was proposed by Councillor Haydn Williams and seconded by Councillor Chris Lomax.”

“That committee are minded to grant full planning permission, subject to conditions, with the decision to be delegated to the Chair of the Planning Committee and Head of Planning and Enforcement on the completion of a legal agreement to secure public open space contributions.”

Minutes