Agenda and minutes

The Chairman undertook the register of attendance for Members and each Councillor confirmed their attendance individually.

The Democratic Services Officer completed the register of attendance for Officers and, as with Members, each Officer confirmed their attendance individually.

Up to 15 minutes are allowed for public participation.  Participants are restricted to 3 minutes each.

There was no public participation at this point in the meeting.

i)       Meeting of the Planning Committee held on Wednesday 16 September, 2020, previously circulated.

RESOLVED that the minutes of the meeting of the Planning Committee held on Wednesday, 16 September 2020 be confirmed as an accurate record.

Members may make any declarations of interest at this point but may also make them at any time during the course of the meeting.

There were no declarations of interest at this point in the meeting.

Note – the status of Neighbourhood Plans in the District may be found via this link

https://www.west-lindsey.gov.uk/my-services/planning-and-building/neighbourhood-planning/

The Interim Planning Manager (Development Management) explained that the consultation on the Government White Paper “Planning for the Future” closed on Thursday 29 October. A workshop had been held with Members on Wednesday 7 October and comments from that were being fed into the response being prepared by Officers. The proposed response would be reported to the Prosperous Communities Committee on 20 October.

He also provided the following update regarding Neighbourhood Plans.

RESOLVED that the application detailed in agenda item 6 be dealt with as follows:

The first application of the evening was introduced for Members’ consideration. Planning application number 141263 for erection of 1no. poultry rearing unit with ancillary feed silos, hardstanding and access, Sykes Lane, Saxilby. The Senior Development Management Officer stated that the applicant had submitted details on the HGV movements to and from the site. It was stated that there was no intention for there to be movement during unsocial hours. The busiest week would be week 16 of the cycle and there would be two HGVS each day carrying 16,000 birds a day. There would be no HGV activity before 7am nor any late evening activity. At all other times the HGV activity would be during normal working hours.

The Chairman invited the first speak to address the Committee.

Councillor Liz Hillman, of Saxilby Parish Council, thanked the Chairman and detailed the landscape and character of Saxilby. She explained that Sykes Lane started in Saxilby and was popular with families, cyclists and dog walkers, particularly during the recent restrictions on day to day life. She stated that it added leisure amenity to the area and with a nature project due to open in spring 2021, was only going to become ever more popular with residents and visitors alike. Councillor Hillman stated that the use of the lane by lorries, and the route through the village, would have a significantly negative impact on the area and the use of the lane for local residents. She explained that the HGVs would cause the roads to become damaged and unsafe and that the road itself was not suitable due to the number of blind bends and narrow lane. She stated that the application was not in accordance with the Neighbourhood Plan with regards to improving health and wellbeing and minimising impact on the natural environment. She again highlighted the impact of the traffic on the village and use of the lane and requested the Committee to refuse planning permission.

The second speaker, Mr Oliver Grundy, Agent for the Applicant, had submitted a statement to be read aloud and the Chairman invited the Democratic Services Officer to do so.

This letter outlines comments in support of the above application, which are presented to the 14th October 2020 Planning Committee for consideration.

The proposed development comprises a farm diversification scheme. It will allow applicants’ P. A. Arden and Son to rear chickens required to supply their portfolio of local free range egg production farms. The purchasing of new hen colonies is one of the largest overheads with 32,000 birds typically costing in excess of £100,000. P A Arden & Son Ltd have identified that the long term commercial viability and profitability of their established free range egg production enterprise will be enhanced through diversification into poultry rearing.

At present, chickens at point of lay are purchased from remote suppliers and transported a considerable distance to free range farms near Newton on Trent, Thorney and North Harby. The proposed development will localise the rearing  ...  view the full minutes text for item 52.

Members were asked to consider application number 141442 for change of use of land for siting of caravans (lodges) and proposed recreation pond with 20 fishing pegs, to include site levelling using excavated material, located at Sunnyside Up Farm Shop, Poplar Farm. This was a resubmission of 140707. There were no updates from the Officer and so the Chairman invited the registered speakers to address the Committee.

It was heard that the Parish Council had registered to speak but had not provided any details to be able to join the MS Teams meeting. They had also not provided a statement to be read on their behalf. The Chairman subsequently requested that the next register speaker, Ms Kelly Casswell, daughter of the applicant, should address the Committee. Ms Casswell made the following comments.

“I’m the applicant’s daughter, Kelly. I would like to thank members for their previous comments, which we have taken on board.

1. This application meets planning policies as did the previous one for 50 Holiday Lodges, which the officer recommended approval.

2. The reduction of Lodges has nearly halved and although the application states caravans, the lodges are natural timber which blends into the surroundings. Not white caravans.

3. With regards to the AONB, we have personally walked the Viking Way and the Lodges aren’t visible.

4. The Farmshop is highly sustainable which provides over 25 Lincolnshire products and supplies local businesses with Lincolnshire Meat.

5. Due to Covid-19, the first phase of 15 Holiday Lodges has been delayed. The park will be opening in Spring 2021, with firm bookings already made through cottages.com.

6. We have 16 applicants on the waiting list for cleaning and reception jobs. Rural UK holidays are in high demand and with this site been in a tourist area, this application has so much to offer.

7. I’d like to point out that Laura Burgin from West Lindsey Enforcement has been for a site visit, the renewing of fencing, gateways and signage is all compliant with planning.

8. I stand for the younger generation and Market Rasen. Our site is in a unique location between Willingham and Walesby Woods which already attracts walkers and cyclists all year round. The tourism we will generate will be a massive boost to the Racecourse, Golf Course, the new Leisure Centre and regenerate the high street.  Both myself and my brother are hugely ambitious, ready and waiting to serve the community, together with visitors from further afield on a larger scale.

9. I personally have worked in the tourism sector for 11 years and my other holiday businesses are 98% occupied. This development will be 100% successful.

Thank you for your time.”

The Chairman invited the next speaker, Ms Lynda Bowen, to address the Committee.

“The decision notice for the application which was granted in 2019 for 15 lodges (App Ref: 139788) contained a condition (Condition 6) which stated ‘the maximum number of log cabins on the site shall not exceed 15’.  The reason  ...  view the full minutes text for item 53.

The third application of the evening was introduced. Application number 140906 for change of use from water storage tank to single family dwelling on land off Caistor Lane, Tealby. Members heard there were no updates and, having seen the Officer presentation, the Chairman invited the first speaker to address the Committee.

Laura McMullan, Agent for the Applicant, made the following statement.

“Evening Chair, Thank you for the opportunity to speak this evening.

As you are aware we are applying for permission to re?use an existing redundant water tank and convert this into a single dwelling. We are seeking permission for the dwelling under paragraph 79 of the NPPF. The NPPF states that in order for the application to be approved that it must meet the criteria of section c of paragraph 79

which states that:

c) the development would re?use redundant or disused buildings and enhance its immediate setting;

To ensure that we have achieved alignment with paragraph 79 we consulted an external design panel, as requested by West Lindsey planning department, to review the proposals who are experts in the analysis and critiquing projects with regards to paragraph 79 applications.

The response from the design review panel praised the design and how it was deeply rooted in the history and context of the site and also state that it is a ‘bold and convincing response to the existing structure on the plot and is a positive contribution to the site.

During the planning process we have then clarified further points with the planner to ensure we align with paragraph 79, these were submitted in an addendum document.

We whole heartedly believe we meet the criteria set out by paragraph 79 as the building has a positive impact on the landscape and its visibility from the surrounding areas evokes intrigue which ultimately arouses more questions around the history and context of the site. The revised landscaping proposals are also a great improvement on the current grassed, over grown mound and metal fencing. The site is littered with electrical boxes and industrial equipment which doesn’t have a positive impact on the landscape. The current concrete post and barbed wire fencing also have a negative impact on the landscape whilst our proposals seek to soften the edge of the site and blend harmoniously with the surrounding context. Not only do we comply with section c of paragraph 79 we also exceed the requirements by also complying with section e with regards to raising standards of design in rural areas.

The reason we are here is to ask the committee do you agree that the current proposals are reusing an existing redundant structure and enhancing its immediate setting. We have demonstrated that we are in complete alignment with paragraph 79 section c of the NPPF. Through the use of design reviews, written documentation, 2D and 3D drawings.

We thank you for your involvement in this process and are open to answer any further questions from the floor.”

The Chairman clarified  ...  view the full minutes text for item 54.

Members were asked to give consideration to application number 141429 outline planning application for 5no. dwellings - with all matters reserved on land to the south of Clixby Lane, Grasby. There were no Officer updates and following the initial presentation, the Chairman invited the first speaker to address the Committee.

Councillor Viv Wood, of Grasby Parish Council, explained that there had been at least 68 objections against the application as well as work recommended by the Lincolnshire wildlife Trust. She wanted to emphasise the most concerning aspects. Regarding ecology, she stated that the field had been undisturbed for 60 years and was an ecosystem in its own right. She stated that the applicant had already removed a hedgerow and simply putting up some bat boxes would not mitigate the loss of the natural habitat. She continued that Clixby Lane was very narrow and there were no street lights near the entrance. She suggested that a site visit would be the only way to appreciate the difficulties of the narrow access. She added that it was difficult for vehicles to turn around and often had to reverse up the lane. She noted the difficulties this would cause during the construction of the proposed development. Councillor Wood stated that a previous application had been refused as a result of the narrow lane. With regards to the historical importance of the lane, she enquired what actions would be taken should there be archaeological finds during the development work. The impact on existing residents, businesses and the local wildlife was highlighted and Councillor Wood implored Members to request a site visit in order to see for themselves the difficulties that would arise from the proposed development.

The Chairman invited the second speaker, Leanne Pogson, Agent for the Applicant, to address the Committee. She made the following statement.

“Good Evening,

My name is Leanne Pogson, I am an Associate Planner at Brown and Co and I am the agent representing the applicants, David Frankish and Judith Frankish, and I am speaking in support of this application.

This application seeks outline planning permission for five dwellings on land at Clixby Lane, Grasby, and has been recommended for approval by the case officer.

The site is part of an agricultural field on the southern side of Clixby Lane. There is residential development to the north and west of the application site and a brick-built building which has permission for business use to the east. This building has recently been refurbished and modernised.

Pre-application advice was sought earlier in the year for four dwellings on the site, which the case officer considered to be acceptable in principle. Informal discussions with the case officer during the pre-app process suggested that five dwellings would be supported on the site. 

An indicative layout submitted with the application shows two vehicular entrances to the site, with a private drive parallel to the main road. This would reduce the number of vehicle movements along Clixby Lane as opposed to creating individual  ...  view the full minutes text for item 55.

The next application for consideration was number 141550 for the removal of existing dwelling and erection of 1no. dwelling house with associated access alterations, vehicle parking and landscaping at Rosemary Villa, 30 Wragby Road, Sudbrooke. Members heard from the Officer that since the report was drafted, further objections had been received from residents of Green Garth, 24 Wragby Road; and Homelea 28 Wragby Road summarised as follows:

• Not against a replacement dwelling but do not agree with multi occupancy.

• Potentially another 10 cars and people do not fit with current infrastructure of Sudbrooke and the busy road

• Impact on residential amenity- the size and proximity of the proposal to the neighbouring property will overshadow, reduce light and impact views from the rear of the property. The rear projection of the proposal would break the 45 degree rule in relation to number 28.

• Increased pollution and noise for the garden of 28, including noise from smokers outside the proposal

• Size of replacement dwelling is out of context and does not compliment neighbouring dwellings

• Loop hole means the house could be changed to a HMO. Objector requests an Article 4 direction is applied to this application to prevent this happening.

• The second floor plan is primed for conversion to additional en-suite bedrooms suggesting this is the intention.

• The noise survey is for an HMO indicating this is the objective

• Previous conclusions of the planning inspectorate on the last application still apply. The application must be refused for the same reasons.

These representations did not change the recommendation.

The Chairman invited the registered speakers to address the Committee. Councillor Peter Heath, of Sudbrooke Parish Council, made the following statement.

“Sudbrooke Parish Council took this application at face value and recorded no objection. However, we have revised our opinion in the light of residents’ concerns and now wish to object for the following reasons.

Planning application 141550 is a straightforward resubmission of application 140180, refused by this Planning Committee in January.  Comparing the plans for this application to the last scheme, the design of the building and internal layout is identical. Only minor amendments have been made to re-label room descriptions. 

For example, the second-floor roof plan for this application retains the exact same layout, simply re-labelled. It has not been redesigned from the original scheme or its dominance on the area reduced in any way. Bedrooms in the original layout now appear as a ‘study, fitness room, playroom, games room and cinema room’ instead.  However, each of these rooms retains an individual bathroom.

The result of this is that we now have a proposal for a five bedroom “house” with nine bathrooms across 3 floors.  Three of these bathrooms are in the roof space alone!  This is clearly not a usual family home. Family homes in villages should also seek to maximise outdoor space. This proposal would turn over half of the existing rear garden into a large driveway and double  ...  view the full minutes text for item 56.

The final application was introduced, application number 141348, for demolition of existing dwelling, erection of 1no. replacement dwelling and 3no. new dwellings, with associated garaging and new vehicular access, at 27 Prebend Lane, Welton. Members heard from the Senior Development Management Officer that the archaeological comment had been received and they were not aware of anything of note. The tree and landscape officer had confirmed all trees were considered to be class C and therefore not of sufficient quality to retain, they should not pose any restraint to the development. He added that the draft condition two was to be removed and there was an amendment to condition four.

The Chairman invited the Democratic Services Officer to read aloud the statement provided by Dan Rontree, Agent for the Applicant.

In light of the current COVID 19 restrictions, it is understandable that this meeting is being held remotely. This small statement is intended to substitute our speech at committee and is to be read out in support of the application. The statement has been written by Dan Rontree, who is a Director at Heronswood Design, the designer of the scheme and acting as the agent on behalf of Mr & Mrs Sykes.

Whilst we have taken the opportunity to have this statement read out at Committee in lieu of it being delivered verbally (we have registered to speak, but will not intend on doing so if this report is to be read out in entirety), HWD are sitting in the virtual meeting room and would be happy to address the committee with clarification of any matter contained within this statement.

Prior to the continuation into this report, we would also like to take the opportunity to advise that a small number of factual discrepancies in the officers committee report have been brought to the officers attention prior to this evenings meeting, along with some additional information from consultees and it is anticipated that Ian Elliot will have addressed those points in an update to the committee before this meeting commenced.

This small scheme for 4 dwellings (1 of which is as a direct replacement for the host dwelling) is strategically located in what the CLLP describe as a ‘LARGE VILLAGE’ where policies suggest that development will be allowed in various forms within the developed footprint, whether that be via allocated sites, appropriate infill, intensification or renewal. It is our suggestion that this proposal quite clearly meets that criteria and will be in line with the core strategies of the CLLP which cites a presumption in Favour of Sustainable Development.

Quite evidently, this application seems to have drawn in a number of objections, which have been clearly summarised in the report produced by the case officer. We would further that by agreeing that the majority of objections seem to relate most strongly towards the impacts upon the residential amenity of the surrounding neighbourhood, the impact upon highways safety, the loss of a number of trees, the inappropriateness of designs on  ...  view the full minutes text for item 57.

As of 6 October 2020, no appeal determinations have been received since the previous meeting.

As of 6 October 2020, no appeal determinations had been received since the previous meeting.