Agenda item

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 Plots 1 & 2 and the detrimental impact the construction process will place upon the immediate environments.

As part of our role as agents for this application, we have been monitoring comments raised and objections submitted, with a view to better understanding the feelings of the neighbouring residents as well as the statutory consultees.

Regular dialogue with Ian Elliot (Case Officer) during the consultation period has been maintained and this has led to a positively pro-active approach from both WLDC and Heronswood Design (HWD).

 

Public objectors to the proposals raised significant concerns in connection with a number of design issues relating to the overbearing nature of the originally submitted designs for Plots 1 & 2, along with a statutory query in connection with adequate parking and turning facilities not being made available for these 2 plots.

 

As a result of these objections, HWD voluntarily entered into dialogue with WLDC to seek the views of the case officer and these discussions led to the extension of the statutory determination period, giving an opportunity for a revised design proposal to be put forward for Plots 1 &2. It is our view that this pro-active approach has led to the betterment of the proposals and it is now felt that Plots 1 & 2 are significantly more sympathetic towards the objections raised and it is now our opinion that the development can be harmoniously integrated with Prebend Lane, without undue harm being brought. It is also suggested that the Officers recommendation for approval of this application demonstrate WLDC’s agreement with our thoughts.

 

The mid consultation amendments to Plots 1 & 2 also appear to have satisfied LCC Highways as it is now advised that they have no objections to the development in connection with the 2 plots served from Prebend Lane.

 

It should be noted that at no time during the consultation period of the application have LCC Highways raised any objection to the elements of the development proposed in connection with the use of The Cloisters serving Plots 3 & 4.

 

Notwithstanding the support of LCC Highways in connection with the use of The Cloisters to serve this part of the development, HWD have shown an understanding of the nature of the objections received in connection with its use during the construction period and have gone to great lengths to produce a Demolition & Construction Management Plan. This plan attempts to provide WLDC with a control mechanism (via planning condition compliance). The intention of this document is to restrict construction traffic over The Cloisters until the very latter stages of the development. By this point, the demand for larger vehicles is significantly reduced, therefore the residents of The Cloisters can hopefully accept that the applicant is showing an understanding towards their concerns and all that can be done to protect their safety and enjoyment of amenity values while this development is completed, is being proposed.

 

The final major cause for objections appears to be in connection with the loss of trees at the application site. Whilst at the time of writing his report, the case officer had not yet received the formal response of the Council’s Arboricultural Officer, these comments have since been received. In conclusion WLDC have stated that a professional tree survey has been carried out by a well-known, established arboriculturist, in which he has identified all the trees as being classed as Category C. WLDC have since gone on to confirm that any category C trees should not realistically pose a constraint to the proposed development, their retention could not be insisted upon, nor do any of the trees meet the Criteria for the introduction of a Tree Preservation Order.

 

Note:              The meeting adjourned at 9:52pm and was reconvened at 9:58pm to allow for the live webcasting of the meeting to be continued.

 

Members of Committee enquired whtehr there was provision within the Local Plan for further development in Welton and this was confirmed to be the case. It was also clarified that although the location was not an allocated site, it would be considered infill.

 

With no further discussion, the recommendation was proposed, seconded and voted upon and it was agreed that permission be GRANTED subject to the following conditions.

 

Conditions stating the time by which the development must be commenced:

 

1.    The development hereby permitted must 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 must take place until a demolition method statement for the existing dwelling (27 Prebend Lane) to be demolished has been submitted to and agreed in writing by the local planning authority.  The approved statement must be adhered to.  The statement must provide for:

 

(i)            measures to control the emission of dust and dirt;

(ii)          details of noise reduction measures;

(iii)         a scheme for recycling/disposing of waste;

(iv)         the hours during which machinery may be operated, vehicles may enter and leave, and works may be carried out on the site;

 

Reason:  To restrict disruption to the living conditions of the nearest neighbouring dwellings and the surrounding area from noise, dust and vibration to accord with the National Planning Policy Framework, local policy LP26 of the Central Lincolnshire Local Plan 2012-2036 and D1 of the Welton Neighbourhood Plan.

 

Conditions which apply or are to be observed during the course of the development:

 

3.    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:

 

• 1633S/19/15B dated 15th September 2020 – Plot 1 Floor and Roof Plan
• 1633S/19/16B dated 15th September 2020 – Plot 1 Elevation and materials schedule
• 1633S/19/17B dated 15th September 2020 – Plot 2 Floor and Roof Plan
• 1633S/19/18B dated 15th September 2020 – Plot 2 Elevation and materials schedule
• 1633S/19/19A dated 26th May 2020 – Plot 3 Floor and Roof Plan
• 1633S/19/20A dated 26th May 2020 – Plot 3 Elevation and materials schedule
• 1633S/19/21A dated 26th May 2020 – Plot 4 Floor and Roof Plan
• 1633S/19/22A dated 26th May 2020 – Plot 4 Elevation and materials schedule
• 1633S/19/23D dated 29th September 2020 – Site Plan

 

The works must 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 LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy D1 of the Welton Neighbourhood Plan.

 

4.    The development must be completed in accordance with the Construction Management Plan Revision A dated 29th September 2020 and Construction Site Plan 1633S/19/25 dated September 2020.

 

Reason: To restrict disruption to the living conditions of the neighbouring dwelling and surrounding area from noise, dust and vibration and to limit the impact on the public rights of way to accord with the National Planning Policy Framework and local policy LP26 of the Central Lincolnshire Local Plan 2012-2036.

 

5.    No development above ground level must take place until details of the red and buff brick type have been submitted to and agreed in writing by the Local Planning Authority.  The development must be completed in accordance with the approved brick.

 

Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the site and the surrounding area to accord with the National Planning Policy Framework and local policies LP17 and LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy D1 of the Welton Neighbourhood Plan.

 

6.    No development above ground level must take place until details of the tree species, planting arrangement and aftercare of all new trees have been submitted to and agreed in writing by the Local Planning Authority.

 

Reason:  To ensure the development site is appropriately landscape with a mix of native trees to accord with the National Planning Policy Framework, local policies LP17 and LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy EN1 of the Welton Neighbourhood Plan.

 

7.    No construction works above ground level must take place until details of a scheme for the disposal of foul/surface water (including any necessary soakaway/percolation tests) from the site and a plan identifying connectivity and their position has been submitted to and approved in writing by the local planning authority. No occupation must occur until the approved scheme has been carried out.

 

Reason:  To ensure adequate drainage facilities are provided to serve each dwelling, to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework, local policy LP14 of the Central Lincolnshire Local Plan 2012-2036 and policy EN3 of the Welton Neighbourhood Plan.

 

8.    No occupation of each individual dwelling must take place until their vehicular access, individual driveway and turning space has been fully completed in accordance with site plan 1633S/19/23D dated 29th September 2020.

 

Reason: In the interests of safety of the users of the public highway and the safety of the users of the site to accord with the National Planning Policy Framework, local policies LP13 and LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy D1 of the Welton Neighbourhood Plan.

 

Conditions which apply or relate to matters which are to be observed following completion of the development:

 

9.    All planting or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding season following the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.  The landscaping should be retained thereafter.

 

Reason: To ensure that additional trees are provided within the site to mitigate for the trees which are to be removed to accord with the National Planning Policy Framework, local policies LP17 and LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy EN1of the Welton Neighbourhood Plan.