Venue: Council Chamber - The Guildhall, Marshall's Yard, Gainsborough, DN21 2NA
Contact: Democratic Services
No. | Item |
---|---|
Public Participation Period Up to 15 minutes are allowed for public participation. Participants are restricted to 3 minutes each. Additional documents: Minutes: Cllr North, Chairman of Burton-by-Lincoln Parish Council, addressed the Committee thanking them for their time and explained she was accompanied by Cllr Foster, Member of Riseholme Parish Council. Cllr North explained she was speaking on behalf of both parish councils to express disappointment at the length of time taken for an outstanding major planning application at the A46/A15 Junction to be processed. It was explained that the application remained undetermined, despite having been submitted on 14 December 2022. She outlined that the application was available to view online via the Council’s public planning portal, and wished to highlight the length of time the application had remained live, stating there had been little to no communication with the parish councils or members of the public.
Cllr North explained that the application was subject to the standard 13-week determination period, due to be determined in March 2023, yet no conclusion had been made by December 2024; the Government’s Planning Guarantee, she stated, outlined that major planning applications, such as the application in question, should be decided in no more than 26 weeks. She continued, explaining that the application had brought distress to the local communities after two years had passed with no updates. Cllr North concluded her statement by adding that the process had been unacceptable and highly irregular, reminding the Committee that the function of the planning authority was to operate in the public interest; she asked the Committee to provide the affected communities with assurances that the application procedure would be scrutinised and the application drawn to a swift conclusion.
The Development Management Team Manager responded, detailing that the application had been delayed as the Applicant had sought an extension in time due to highway safety matters. He highlighted that a large amount of new information had been submitted by the Applicant in November, which was being processed by the Council. It was added that after receiving the new information, the Council had recently written to the parish councils and residents for a re-consultation, and those invited to comment should do so by 10 January 2025; after the consultation period, the application was likely to be brought to the Planning Committee. In response to a question, the Manager confirmed that previous consultation comments would still be taken into consideration. |
|
To Approve the Minutes of the Previous Meeting i) Meeting of the Planning Committee held on 6 November 2024, previously circulated. Additional documents: Minutes: A Member of the Committee commented that the Democratic Services team had been working excellently. Having been proposed and seconded, it was
RESOLVED that the minutes of the Planning Committee meeting held on Wednesday, 6 November 2024, be confirmed and signed as an accurate record. |
|
Declarations of Interest Members may make any declarations of interest at this point but may also make them at any time during the course of the meeting.
Additional documents: Minutes: Regarding application number 147131, Reepham BESS, Cllr M Boles declared that he would not vote on the item due to his absence at the 6 November 2024 meeting and the 21 November 2024 site visit, but that he would remain in the Chamber to chair the item.
Cllr Fleetwood made a non-pecuniary declaration of interest regarding application number 147131, Reepham BESS, in his capacity as County Councillor for the Reepham Ward. It was explained that he chaired the 21 November site visit with the support of the Committee, in the absence of the Chairman or Vice Chairman.
With regard to application number 00698, Moortown House Farm, Market Rasen, Cllr O Bierley explained that he was contacted via email by the Applicant who was seeking support for the application, but that Cllr Bierley had not responded. He explained that as a Member of the Planning Committee, he needed to see all the evidence in the report before making a decision.
Cllr D Dobbie explained that he was not able to attend 21 November site visit for application number 147131, Reepham BESS, therefore he would not vote on the item.
Cllr D Dobbie explained that he had previously seen application number 00839, Silver Street, Gainsborough, in his capacity on Gainsborough Town Council; he declared that he would approach the application with an open mind, and would make a determination based upon the information presented at the meeting.
Cllr T Smith declared that he would not vote on application number 147131, Reepham BESS; this was due to his absence at the first meeting when the application was deferred. He explained that despite attending the site visit, he had been advised to refrain from voting on the item but would comment during the discussion as he had read the documentation.
Cllr T Smith made a non-pecuniary declaration of interest regarding application number 00698, Moortown House Farm, Market Rasen, in his capacity as County Councillor for the area. He explained that he had not made any comment on the proposed development, nor had he been contacted by the Applicant, and was to approach the application with an open mind.
|
|
Update on Government/Local Changes in Planning Policy
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/
Additional documents: Minutes: The Committee heard from the Development Management Team Manager regarding updates to local and national planning policy. It was explained that the Battery Energy Storage Systems (Fire Safety) Bill, a Private Member’s Bill, was presented to Parliament on Monday 21 October 2024; the Second Reading of the Bill was scheduled to take place on Friday 25 April 2025. The Bill’s title read as ‘a Bill to make fire and rescue authorities statutory consultees for planning applications relating to Battery Energy Storage Systems; and for connected purposes’. For more detail see: https://bills.parliament.uk/bills/3806
The Manager outlined updates to Neighbourhood Plans in the local area. It was explained that Reepham’s Neighbourhood Plan examination had been successful, the examiner had issued his final report, and a decision statement was to be published shortly. With regard to the Saxilby with Ingelby Review, the Regulation 14 consultation on the review of the Neighbourhood Plan was underway, with a closing date of 9 December 2024. |
|
147131 Land south of Barfield Lane, Reepham BESS Additional documents: Minutes: The Committee gave consideration to the first application on the agenda, number 147131, seeking permission for the construction and operation of a Battery Energy Storage (BESS) including substations, inverters, transformer stations, cabling, fencing, internal service track and landscaping, on land south of Barfield Lane, Reepham.
The Manager presented the Committee with a presentation comprised of photographs and a site plan. It was stated that the item was returning to Committee after the 21 November 2024 site visit, where Members had sought to gain a greater understanding of the application site, including the safety of the location, and access to the site. The Manager highlighted that the report included further representations after its initial presentation at the 6 November Committee meeting. It was outlined that the proposed development would be a 53MW Battery Energy Storage System (BESS) with 16 batteries and ancillary works running through battery containers; the Manager emphasised that the details surrounding the battery containers had not yet been finalised. Further key features of the proposed development were then described, including its location between the Star Energy gas site and the sewerage works.
The Chairman thanked the Officer for his presentation and stated that there were two registered speakers; the first speaker, Mr James Cook, as Agent to the Applicant, was invited to address the Committee.
Mr Cook described the location of the proposed development, he explained that the Star Energy site, which was an upper-tier Control of Major Accident Hazards (COMAH) site, according to guiding principles, must be able to manage risk within their site boundary, irrespective of nearby land uses. He added that the Health and Safety Executive (HSE) had overall responsibility for COMAH sites, and had been consulted as part of the application, to which no concerns were raised. With regard to consultation, he explained that Star Energy were also consulted, and no concerns or objections were raised. The Agent added that as well as fire prevention and mitigation measures incorporated into the BESS packages, distance was also used to prevent potential fire spread, with three metre gaps being the UK ruling taken from the National Fire Protection Association (NFPA) document 855; Standard 855 was used to mitigate associated hazards and to minimise the risk of thermal runaway. He emphasised that the site design took a more conservative position, with plans for six metre gaps between the sets of battery containers. The Agent noted that the boundary for Star Energy was 38 metres away from the nearest battery container, citing examples of BESS facilities on or adjacent to COMAH sites, this included the Star Energy site, which had a 4MW BESS facility, amongst others. Examples were given of planning application refusals that had been overturned on appeal; in such cases where health, safety, and fire risks had been identified, inspectors appeared to have been satisfied when fire and rescue services had not objected against the plans.
Location-related concerns from the 6 November 2024 Committee meeting and subsequent 21 November site visit were highlighted, with the Agent ... view the full minutes text for item 170. |
|
00698 Moortown House Farm, Market Rasen Additional documents: Minutes: The Committee gave consideration to the second application on the agenda, number 00698, seeking to erect a single storey 6-bedroom holiday let within the existing walled garden, at Moortown House Farm, Market Rasen. The Officer introduced the application, explaining that it was within a curtilage listed walled garden, with a stoned-up access track taken from an existing track north-east of the site. Along the northern boundary of the walled garden, there was to be eight stoned-up car parking spaces. It was explained that the application proposed to use the existing openings in the northern boundary to access the dwelling. He proceeded to present the Committee with the site plan and photographs of the proposed development highlighting the footprint, elevation, terraces and garden area, as well as the location surrounding the proposed development.
The Chairman thanked the Officer for his presentation and stated that there were two registered speakers; the first speaker, Mr Flanagan, as Agent to the Applicant, was invited to address the Committee.
Mr Flanagan explained that he agreed with the Officer’s report that S43 of the CLLP relating to sustainable rural tourism was the main policy consideration with the application, however, he strongly disagreed with the assessment that the scale, form, and design of the holiday let was not considered appropriate for the location. According to the Agent, the Officer stated no evidence had been provided for the need for a large holiday let. It was confirmed that when parties booked Moortown House, as the existing holiday let in the main house, they often needed additional bedrooms and had to book alternative off-site accommodation; therefore, the new holiday let would satisfy that demand.
Mr Flanagan summarised that the existing business had been successful and had seen an increase in bookings since opening, with feedback indicating that 95% of guests chose the property for large capacity reasons, therefore a large capacity was the key to business success. It was stated that the proposed development would allow the business to develop in its current niche to combine both properties in a single large booking, or increase the capacity to simultaneously have two separate bookings. It was expressed that farming communities were experiencing difficulties, therefore, in line with national guidelines, diversification was essential to ensure the long-term success of farms.
Referencing previous planning permission for the site, he explained that lapsed permission for the coach house was not relevant. Mr Flanagan added that permission for the coach house had been implemented following condition discharge and remained extant, however, that was for the creation of a Class C3 family dwelling, rather than a holiday let, and therefore was incomparable.
Regarding heritage matters, the Agent continued, all parties agreed that the proposal would cause ‘less than substantial harm’ to the significance of the walled garden, with factors such as design changes and the integration of the building in the historic footprint on the site contributing to the overall assessment. However, he maintained that the minor harm would be outweighed by the public benefits. ... view the full minutes text for item 171. |
|
148308 Oxford Street, Market Rasen Additional documents: Minutes: The Committee then gave consideration to the third application on the agenda, number 148308, seeking permission to change the use and convert the existing workshop/storage building into one dwelling and one apartment, Oxford Street, Market Rasen. The Officer introduced the application, she gave a short presentation comprising of photographs and a site location plan; she highlighted the surrounding properties and courtyard location relative to the proposed development. In terms of parking, it was explained that daytime parking was restricted on Oxford Street, with no parking in the immediate surrounding area.
With no registered speakers, the Chair invited comments from Members of the Committee.
The Committee expressed concern regarding the volume of traffic and lack of parking availability on Oxford Street and in the nearby area.
Regarding the proposed conversion, Members expressed a preference for a residential dwelling, rather than a workshop or storage building, which was more in keeping with the surrounding area. Therefore, the Committee moved to accept the Officer’s recommendation.
Having been moved, seconded and voted upon, it was agreed that planning permission be GRANTED subject to the following conditions:
Conditions stating the time by which the development must be commenced:
1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).
Conditions which apply or require matters to be agreed before the development commenced:
2. No development shall take place until a written scheme of archaeological Investigation including monitoring and recording of any groundworks has been submitted to and approved by the Local Planning Authority.
This scheme should include the following:
1. An assessment of significance and proposed mitigation strategy (i.e. preservation by record, preservation in situ or a mix of these elements). 2. A methodology and timetable of site investigation and recording 3. Provision for site analysis 4. Provision for publication and dissemination of analysis and records 5. Provision for archive deposition 6. Nomination of a competent person/organisation to undertake the work
Reason: To ensure the preparation and implementation of an appropriate scheme of archaeological mitigation in accordance with Policy S57 of the Central Lincolnshire Local Plan and the National Planning Policy Framework.
3. No development (including removal of or dismantling of any kind) must take place until a comprehensive Historic Building Record has been submitted and approved in writing by the Local Planning Authority.
Reason: To ensure a complete written and photographic record of the building is submitted prior to works commencing to accord with the National Planning Policy Framework and local policy S57 of the Central Lincolnshire Local Plan 2023.
4. No development shall take place until a scheme for noise and vibration mitigation, including soundproofing measures in relation to the occupation of the proposed dwelling and apartment hereby approved, has been submitted to and approved by the Local Planning Authority. The agreed scheme shall be implemented prior to the occupation of the dwelling and thereafter maintained.
Reason: ... view the full minutes text for item 172. |
|
00779 Washdyke Lane, Nettleham Additional documents:
Minutes: The Committee gave consideration to the fourth application of the evening, number 00779, seeking approval of reserved matters considering access, appearance, landscaping, layout and scale, Washdyke Lane, Nettleham; this followed outline planning permission for the erection of three dwellings, application number 146424, which was granted 6 October 2023. The Officer introduced the application, explaining that although the initial application was approved, it was requested that any reserved matters applications would return to the Committee. He proceeded to give a short presentation, outlining the key features of the site, its location, and access. The Officer explained that the outline permission specified a condition that no development should be within flood zones two or three; it was highlighted that the dwellings were to the west of the flood zone, which had been accepted by the Environment Agency.
The Chairman thanked the Officer for his presentation and stated that there was one registered speaker; Mr Orridge, as Agent to the Applicant, was invited to address the Committee.
Mr Orridge explained that the Agent and Architect had continued to work closely with the Officers for the reserved matters application. It was explained that the design of the dwellings was in keeping with the local area in Nettleham, whilst maintaining a high architectural standard, and energy efficiency, in line with policies S6 and S7 of the CLLP. The Agent highlighted that the scheme would not cause any privacy concerns and had been designed in accordance with policy S54 of the CLLP, and D4 of the revised Nettleham Neighbourhood Plan. The proposed landscaping, the Agent continued, was designed to work with the existing landscaping on site, which the Tree Officer had raised no concerns about. Mr Orridge outlined various plans, including the private driveway plans, which he highlighted were in accordance with the relevant policies, alongside plans for passing areas. It was emphasised that Lincolnshire County Council Highway’s department had not objected to the proposed scheme due to compliance with their specifications; in addition, two neighbours had responded positively during consultation. The Agent added that the garages and parking areas of all three houses were in flood zone one, as per the conditions in the outline permission; it was stressed that the application would not increase flood risk on site or elsewhere in the surrounding area. He confirmed that to alleviate concerns, adequate information had been provided in accordance with condition eight relating to surface and foul water. He concluded by asking the Committee to treat the proposed development favourably, stating that the plans were fully compliant with the NPPF, the CLLP, and the Nettleham Neighbourhood Plan.
The Chairman thanked Mr Orridge for his statement and invited comments from the Committee in the absence of an Officer response.
Cllr J Barrett apologised to the Committee and declared a non-pecuniary interest in application 00779, Washdyke Lane, Nettleham, as the Ward Member for the area. He proceeded to thank the Agent and Case Officer for their work in addressing concerns with the outline application, before declaring that he ... view the full minutes text for item 173. |
|
00839 Silver Street, Gainsborough Additional documents:
Minutes: The Committee gave consideration to the final application on the agenda, number 00839, Silver Street, Gainsborough, seeking to convert the first floor to form two flats, alongside associated changes to the building, including the installation of an awning to the front elevation. The application was introduced by the Officer, who gave a short presentation with reference to photographs and a site plan. It was explained that the application did not include the conversion of the ground floor of the building into a medical centre, unlike application number 147958, which was considered at Planning Committee on 14 August 2024. Members were informed of an update, it was explained that Gainsborough Town Council was in support of the application, though raised concern over a lack of parking.
The Chairman confirmed that there were no speakers and welcomed comments from the Committee.
Members discussed the application and recalled reviewing it previously. The Committee was pleased to see the building being repurposed in the interests of regenerating the town centre.
A question was raised over allocated parking spaces in relation to the property; the Officer responded that there would be no dedicated parking, though the site was well located for public transport services and council car parks.
Having been moved, seconded, and voted upon, it was unanimously agreed that planning permission be GRANTED, subject to the following conditions:
Conditions which apply or require matters to be agreed before the development commenced:
NONE
Conditions which apply or are to be observed during the course of the development:
2. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved must be carried out in accordance with the following proposed drawings:
· 2503-OS01 dated 30th August 2024 – Site Plan · 2503-PP02 dated 30th October 2024 – First Floor Plan · 2503-PP03 dated 30th August 2024 – Front and Rear Elevation Plan · 2503-PP04 dated 30th August 2024 – Shop Front Section and Windows Details
The works shall be carried out in accordance with the details shown on the approved plans, and in any other approved documents forming part of the application. Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework, local policy S37, NS41, S53 and S57 of the Central Lincolnshire Local Plan, NPP6, NPP7 and NPP18 of the Gainsborough Town Neighbourhood Plan and Section 66 and 72 of the Planning (Listed Building & Conservation Areas) act 1990.
3. The proposed development must be completed in strict accordance with document 1-HE-240702-082312-303 (Kingspan U-Value Calculation and Condensation Risk Assessment. The development must retained as such thereafter.
Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the site and the Gainsborough Conservation Area. To preserve the fabric and appearance of the host listed building and setting of the nearby listed buildings to accord with the National Planning Policy Framework, local policy S37, NS41, S53 and S57 of the Central Lincolnshire ... view the full minutes text for item 174. |
|
Determination of Appeals Additional documents:
Minutes: With no comments, questions or requirement for a vote, the determination of appeals report was NOTED.
|
|
Planning Enforcement - Formal Case Update Minutes: With no comments, questions or requirement for a vote, the Planning Enforcement Report was NOTED. |