Agenda item

Minutes:

The Chairman introduced two corresponding planning applications, the first being planning application number 142532for approval of reserved matters to erect 6no. dwellings, considering access, appearance, landscaping, layout and  scale following outline permission 135868 granted 03 May 2018. The second being application number 142929 Outline planning application for residential development of up to 9no. dwellings - all matters reserved being removal of conditions 4, 5 & 6 of planning permission 135868 granted 3 May 2018 - removal of footpath provision and adoptable roads. The Principal Development Management Officer explained that the assumption had been made that the conditions relating to application number 142929 would be removed meaning the recommendation for application number 142532 would stand.

 

The Chairman invited the registered speaker, Hannah Shepherd, to address the Committee. She made the following statement.

 

“Thank you. Firstly, if you can just forgive me a few nerves. My architect would have loved to have been here tonight to do this but he’s not available.

 

So just to say, I have lived within the village of North Kelsey for several years. I’m not a large developer motivated purely by profit but a local resident wishing to provide a long term home for myself and my children, whilst also creating an attractive and sympathetic addition to the village.

 

I purchased the land with outline planning permission for nine dwellings. This has been reduced to six generous size family homes on the recent application with retention of two thirds of an acre of a paddock. All designs the materials have been sourced to create a traditional looking development, which I hope seeing looks to be an established part of the village. Furthermore, my proposal has been designed in consultation with neighbouring properties. Works within the planning framework and it's received no objections from any relevant authority. 10 comments were received in total over the two applications proportionally to the medium size village of North Kelsey. This does not seem to constitute a groundswell of local objection, many of the comments received are not in opposition of the revised layout, but to the development of the site and flood risk concerns in general. These comments were addressed within the previous application which was subsequently approved.

 

The resident of Beeches Farm on whom I believe the development has most effect has been in full support of the scheme and have been consulted throughout the design stage. The driveway was put next to his property at his request, and plot one has been positioned in order to allow morning sunlight to his decking area. This support has been voiced to the planning department.

 

Great care and consideration has been taken to limit the impact on the other neighbouring properties and input was also invited from them at the design stage. I believe the objections received by the counsellor from Back House and Lucas House, represent the vocal minority as they do not reflect the significant support I have received.

 

As previously stated, I will be living on a development long term so it's very much within my interest to create an area free from flooding issues. And I can assure the council that due consideration has been given to the importance of this.

 

Contrary to other information provided the area at the front of the site is not prone to flooding. This is based on my experiences, and has been verified from long term local residents. The flooding mentioned occurs on West Street at times of excessive rainfall. In addition to the extensive flood risk assessments included in the original application, a specialist drainage engineer has designed a scheme presented, which is based on a detailed history of the area, and the results of extensive percolation tests. Through the implementation of an attenuation system, surface water will be released at a controlled rate into the existing ditch to be dispersed ultimately into fields further down Carr Road and away from the village. The scheme will therefore not exacerbate any flooding on West Street but instead divert water flow away from the area of concern. In addition to this, the retention of the paddock area will be an advantage compared with the previous application.

 

Carr Road is a no through road with a 30 mile an hour limit. The frontage of the development is 70 metres in length. Within this we intend to create three vehicular accesses. Opposite the development there are currently six vehicular accesses serving houses and we do so safely. All of the openings are sufficient width to gain a good viewpoint both ways of Carr Road and turning areas have been provided to ensure all traffic leaving does so in a forward manner. Furthermore, the reduction of plots to six, we'll also see the additional road users reduced by third compared to the previous application.

 

The footpath remains a condition from the original application for 24 dwellings. It is now not deemed necessary due to the significant reduction in plots. This view is shared by both the highways authority and planning officer reports. There is a wide accessible footpath opposite the development serving this area of the village. The installation of the emitted footpath would run through the area in front of Lakeside Lodge currently landscaped as part of their front garden. This area is a steep bank, and the installation of a footpath would require the bank to be retained and would impact on the attractive look at this property, be disruptive for the residents and the resulting footpath would detract from their privacy.

 

There is currently no footpath on West Street until the junction with Chapel Street, there does not appear to be sufficient space to achieve this in the area fronting the existing hedging running alongside the Beeches, and this would lead to loss of the drainage ditch which is much needed in the area.

 

The development of the site will be in conjunction with a reputable local builder construction known for the high quality of workmanship. The schedule of works have again been considered in detail to minimise the impact on surrounding residents. It is our intention to build plots one to four initially with a full driveway including turning area to be installed first, providing a delivery area and much reducing the need for any roadside deliveries. Plots five and six are from holdings area to allow materials to be stored at the rear of the site. Also at the early stages of construction the six foot closed border fencing will be passionate about it to protect the privacy and security of neighbouring properties, and the hedge at the front will be retained throughout the construction work to buffer any noise and dust created from the construction to the houses opposite. I would hope that a considered and sympathetic proposal by a local person such as mine would be embraced by the council and I do thank you all for listening.”

 

The Chairman thanked the speaker and, with no further comment from the Officer, invited comments from Committee Members.

 

In response to a question regarding the originally proposed footpath, it was confirmed that there was an existing footpath on one side of the road but not the other, this was the case along the road. A Member of the Committee enquired whether it would be possible for more than the proposed six dwellings to be agreed at a later date, however it was confirmed it would have to be a new planning application which would therefore re-examine the need for a footpath. The Officer also highlighted that if Members were minded to approve both applications, there would be no requirement to amend any of the recommendations.

 

Having clarified that the initial application for 9 dwellings would have been included in the 5 year growth plan, it was accepted there were no concerns regarding the level of development, given the reduced number of dwellings.

 

With both application recommendations having been proposed and seconded, the Chairman took the vote en bloc and it was agreed that permission be GRANTED subject to the following conditions.

 

Application Number 142929

 

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

 

1. Application for approval of the reserved matters shall be made to the Local Planning Authority before 03/05/2021.

 

Reason:  To conform with Section 92 (2) of the Town and Country Planning Act 1990 (as amended).

 

2. No development shall take place until, plans and particulars of the appearance, layout and scale of the buildings to be erected and the landscaping of and access to the site (hereinafter called “the reserved matters”) have been submitted to and approved in writing by the Local Planning Authority, and the development shall be carried out in accordance with those details.

 

Reason:  The application is in outline only and the Local Planning Authority wishes to ensure that these details which have not yet been submitted are appropriate for the locality.

 

3. The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last of the reserved matters to be approved.

 

Reason: To conform with Section 92 (2) of the Town and Country Planning Act 1990 (as amended).

 

4. Void

 

5. Void

 

6. Void

 

Conditions which apply or require matters to be agreed before the development commenced: 

 

7. Notwithstanding the drainage details submitted, no development shall take place until a surface water drainage scheme for the site, based on sustainable urban drainage principles and an assessment of the hydrological and hydrogeological context of the development has been submitted to and approved in writing by the Local Planning Authority. The scheme shall: 

 

a) Provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site;

b) Provide attenuation details and discharge rates which shall be restricted to 5 litres per second; 

c) Provide details of the timetable for and any phasing of implementation for the drainage scheme; and 

d) Provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime. The development shall be carried out in accordance with the approved drainage scheme and no dwelling shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full in accordance with the approved details.

 

Reason: To ensure that surface water run-off from the development will not adversely affect, by reason of flooding, the safety, amenity and commerce of the residents of this site in accordance with policy LP 14 of the Central Lincolnshire Local Plan.

 

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

 

8. The applications shall be in accordance with the recommendations within the Ecology and Protected Species Survey by Scarborough Nixon Associates Limited dated June 2017.

 

Reason: In the interest of nature conservation to accord with the National Planning Policy Framework and policy LP21 of the Central Lincolnshire Local Plan.

 

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

 

9. No more than nine dwellings shall be erected on the site. There shall be no more than 1000 square metres of combined gross internal floor space on the site.

 

Reason: For the purposes of proper planning and to ensure that affordable housing is not required.

 

 

Application Number 142532

 

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

 

None

 

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:

 

1. With the exception of the detail matters referred by the conditions of this consent, the development hereby approved shall be carried out in accordance with the following drawings:

RDS 11576 03 J RDS 11576 11 A

RDS 11576 04 E RDS 11576 12 C

RDS 11576 05 B RDS 11576 13 A

RDS 11576 06 E RDS 11576 14 A

RDS 11576 07 B RDS 11576 15 E

RDS 11576 08 D RDS 11576 16 A

RDS 11576 09 B RDS 11576 17 A

RDS 11576 10 D RDS 11576 18 C

 

The works shall be in accordance with the details shown on the approved plans and in any other documents forming part of the application.

 

Reason: To ensure the development proceeds in accordance with the approved plans.

 

2. Unless otherwise agreed in writing with the Local Planning Authority, the external materials shall be as stated on the plans.

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of the street scene in accordance with the NPPF and Policies LP17 and LP26 of the Central Lincolnshire Local Plan.

 

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

 

3. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the dwelling or 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 shall 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.

 

Reason: To ensure that an approved landscaping scheme is implemented in a speedy and diligent way and that initial plant losses are overcome, in the interests of the visual amenities of the locality and in accordance with policy LP17 of the Central Lincolnshire Local Plan.

 

Supporting documents: