Members gave consideration to planning application number 142666 for approval of reserved matters for Plot 1, considering appearance, landscaping, layout and scale, following outline planning permission 139520 granted 16 January 2020 to erect 9no. dwellings with access considered on Plot 1, land south of Eastgate Scotton Lincolnshire. Members heard that one further objection had been received however it did not alter the Officer recommendation.
The Chairman stated there was one registered speaker. He invited My Bayley, Agent for the Applicant, to address the Committee. Mr Bayley made the following statement.
“Good evening my name is John Bayley of Keystone Architecture, I am the agent on behalf of the applicants.
The reserved matters application for Plot 1 Eastgate was submitted following the outline approval, as you know, for the nine dwellings on the site. I believe this was the last reserved matters application for consideration. The outline approval restricted plot one to a single storey property to ensure the scale was appropriate in relationship to the neighbouring property at number 32 Eastgate. The house as presented is a bungalow, with a low pitch roof, to keep the scale of the property down. As mentioned, the height of the roof at the highest point is 6.2 metres in height. This is actually exactly the same height as the ridge on the neighbouring property of plot two, which is also 6.2 metres in height. As also mentioned the land is lower, by around just over a metre, to number 32 Eastgate so this property will sit lower than the two storey building to the right hand side of it, if you're looking at it from the road.
As for some of the comments made by the local residents, some of the objectors, were not viewed as material considerations and some related to the wider development of the site, which has obviously already been dealt with. Taking the more specific comments in relation to the proposal, we take these, and those raised by the Parish Council, as predominantly to do with the appearance of the property. Most of the other smaller queries and comments I believe have been dealt with by the Officer in his report. The obvious comments that we seem to view, are the old ‘not in keeping’ or ‘out of character’, this sort of wording. Yes, this design is not standard developer style housing. The property respects the design code in the Scotton Neighbourhood Plan (SNP), which identifies the materials proposed should take inspiration from the local vernacular. Those materials, as you could see on some of the evidential photographs on the slides, included red brick and render, and slate grey slate tiles as found locally in this part of Scotton and the wider area. The SNP does not include specific design restrictions governing appearance, the design of a property is and always will be subjective. The SNP does, however, include a photograph of another Keystone Architecture property on Middle Street. It was another modern property of render and cedar cladding. It uses this property as an example of not making all new buildings look the same.
Small villages in Lincolnshire, such as Scotton, grow sporadically over the years, and include buildings spanning centuries that at first glance may look quite similar, but the truth is they're not. There may be running themes, such as the materials, but a house traditionally built in the mid 1800s looks very, very different from one built in the early 1900s for example. A property built in 2021 should look like a property built in 2021, just as the house built in 1880 looks like it was built in 1880. The key is to maintain links to the vernacular forms of the area through traditional materials, setting scale, that sort of thing. We hope this bungalow is presented as an example of how this balance can be achieved. Thank you.”
The Chairman thanked Mr Bayley and, with no further comment from the Officer, invited comments from Members of the Committee. With no one indicating to speak, the Chairman moved the Officer recommendation. This was seconded and on taking the vote it was unanimously agreed that permission be GRANTED subject to the following conditions.
Conditions stating the time by which the development must be commenced:
NONE (see outline permission 139520)
Conditions which apply or require matters to be agreed before the development commenced:
Conditions which apply or are to be observed during the course of the development:
1. 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:
1143.01 Rev A dated 27th Arpil 2021 – Site Plan with Drainage and Landscaping details, Elevation Plans, Floor Plan and Materials Schedule
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 LP17, LP25 and LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy 4 and 11 of the Scotton Neighbourhood Plan.
2. All the boundary treatments shown on site plan 1143.01 Rev A dated 27th April 2021 must be completed prior to occupation of the approved dwelling.
Reason: To ensure that the landscaping is installed in accordance with approved plan and in the interest of residential amenity to accord with the National Planning Policy Framework, local policies LP17, LP25 and LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy 4 and 11 of the Scotton Neighbourhood Plan.
3. No occupation of the dwelling must take place until the proposed driveway and turning space identified on site plan 1143.01 Rev A dated 27th April 2021 has been fully completed. The driveway and turning space must be retained as such thereafter.
Reason: To ensure off street parking provision is provide prior to occupation to accord with the National Planning Policy Framework, local policy LP13 and LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy 4 of the Scotton Neighbourhood Plan.
4. All hardstanding identified on site plan 1143.01 Rev A dated 27th April 2021 must be constructed from a permeable material and retained thereafter.
Reason: To reduce the risk of surface water flooding on the site and the highway to accord with the National Planning Policy Framework, local policy LP14 of the Central Lincolnshire Local Plan 2012-2036 and policy 4 of the Scotton Neighbourhood Plan.
Conditions which apply or relate to matters which are to be observed following completion of the development:
5. All trees and planting identified on site plan 1143.01 Rev A dated 27th April 2021 must be carried out in the first planting and seeding season following the completion of the development, whichever is the sooner. The trees and planting must be completed in accordance with the details described in the landscaping section of the design and access statement dated 26th August 2020. 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 the landscaping is installed in accordance with approved plan and to maintain the character of the area including the green lane to accord with the National Planning Policy Framework, local policies LP17, LP25 and LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy 4 and 11 of the Scotton Neighbourhood Plan.
6. The proposed dwelling must only comprise ground floor living accommodation with no habitable first floor accommodation.
Reason: To protect the neighbour’s rear garden area from undue loss of privacy from overlooking to accord with the National Planning Policy Framework, local policy LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy 4 of the Scotton Neighbourhood.
7. Notwithstanding the provisions of Classes AA, B and C of Schedule Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification) the dwelling hereby permitted must not have a first floor or any roof alterations unless planning permission has first been granted by the Local Planning Authority.
Reason: To enable any such proposals to be assessed in terms of their impact on the amenity of neighbouring dwellings to accord with the National Planning Policy Framework, local policy LP26 of the Central Lincolnshire Local Plan 2012-2036 and policy 4 of the Scotton Neighbourhood Plan.