Agenda item

Minutes:

The Chairman introduced the next application, number 142247, application for conversion of barns to 1no. dwelling at Little London Farm, Little London, North Kelsey, Market Rasen. There were no updates and the Officer presented details of the application to the Committee.

 

The Chairman confirmed there was one registered speaker and invited Leanne Pogson, Agent, to return to the Chamber ot address the Committee. The following statement was made.

 

“As has been said this application is associated with a previous application and seeks for planning permission for the conversion of barns to a single dwelling. Again the site is located in built footprint of North Kelsey and comprise additional one and two storey pantile barns and of the more recent additions in the form of steel port and fibre sheet roof buildings, which will be removed as part of the proposal. The barns will be converted to a single dwelling with a single storey barn converted to a bedroom, the two storey barns are a full height living area. A garden courtyard will be created to the south with a rear garden area to the north. The buildings are considered to be non designated heritage assets and worthy of retention and renovation. The proposed conversions are sympathetic to historic buildings and appropriate materials will be used in the renovations.

 

Conversion of the barns to residential, will ensure the retention and enhancement of these traditional buildings to preserve and enhance the character of the area. Discussions were held with a Conservation Officer by the case officer to ensure that the most appropriate design was achieved to preserve this building. Leaving the building vacant would likely result in falling into disrepair and it would be not be economically viable to renovate the building for commercial purposes, meaning conversion would be the most appropriate use.

 

Careful consideration has been given to the conversions by removing out of character additions and renovating the barns to replicate the original buildings as far as possible. The barn is far enough away from existing dwellings, over 20 metres at the closest point, as not to cause any loss of privacy, overlooking or the loss of amenity to neighbouring properties. As per the previous application, the access to the site will be via the existing vehicle access off Cemetery Lane. Matters related to sustainability, employment and alternative uses are all the same for the previous application. And again, there are no technical objections which cannot be overcome by conditions. Thank you.”

 

The Chairman thanked the speaker and opened for comments from the Committee.

 

A Member of the Committee raised concerns regarding how it was intended to deal with sewage and drainage water. The Officer explained condition 10 addressed these concerns.

 

With no comments from Members, and having been proposed and seconded, on voting 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 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 works shall take place until a full historic building recording (see notes to applicants below) of the barns (interior and exterior) has been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure the preparation and implementation of an appropriate scheme of archaeological mitigation and in accordance with the National Planning Policy Framework.

 

3. No development shall take place until, suitably qualified contaminated land assessments and associated remedial strategy with none technical summaries, conclusions and recommendations, together with a timetable of works, have been submitted to and approved in writing by the Local Planning Authority (LPA) and the measures approved in that scheme shall be fully implemented. [Outcomes shall appropriately reflect end use and when combining another investigative purpose have a dedicated contaminative summary with justifications cross referenced]. The scheme shall include all of the following measures unless the LPA dispenses with any such requirement specifically in writing:

a) The contaminated land assessment shall include a desk study to be submitted to the LPA for approval. The desk study shall detail the history of the site uses and propose a site investigation strategy based on the relevant information discovered by the desk study. The strategy shall be approved by the LPA prior to investigations commencing on site.

b) The site investigation, including relevant soil, soil gas, surface and groundwater sampling, shall be carried out by a suitably qualified and accredited consultant/contractor in accordance with a Quality Assured sampling and analysis methodology.

c) A site investigation report detailing all investigative works and sampling on site, together with the results of analysis, risk assessment to any receptors and a proposed remediation strategy shall be submitted to the LPA. The LPA shall approve such remedial works as required prior to any remediation commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters.

d) Approved remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. If during the works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the LPA.

e) Upon completion of the works, this condition shall not be discharged until a closure report has been submitted to and approved by the LPA. The closure report shall include details of the proposed remediation works and quality assurance certificates to show that the works have been carried out in full in accordance with the approved methodology. Details of any post-remedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the closure report together with the necessary documentation detailing what waste materials have been removed from the site.

 

Reason: In order to safeguard human health and the water environment and identify potential contamination on-site and the potential for off-site migration as recommended by the Environment Agency and the Housing and Environmental Enforcement Manager in accordance with the NPPF and Policy LP16 of the Central Lincolnshire Local Plan.

 

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

 

4. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved shall be carried out in accordance with the following drawings: 028542.04B dated 20/05/2021, 028542.05D dated 20/05/2021, 028542.06A dated 20/05/2021 and 028542.02A dated 20/08/2021. 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 in the interests of proper planning.

 

5. The development shall be carried out in full accordance with the recommendations contained within the Ecological Appraisal (CGC Ecology August 2020) and within the Bat Survey (CGC Ecology October 2020).

 

Reason: To safeguard wildlife in the interests of nature conservation in accordance with National Planning Policy Framework and Policy LP21 of the Central Lincolnshire Local Plan.

 

6. No development, other than to foundations level shall take place until the proposed new walling, roofing, windows, doors and other external materials have been submitted to and approved in writing by the local planning authority. The development shall thereafter be constructed in accordance with the approved details. The details submitted shall include; the proposed colour finish, rainwater goods and type of pointing to be used.

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of this non-designated heritage asset in accordance with the NPPF and Policies LP25 and LP26 of the Central Lincolnshire Local Plan.

 

7. No development, other than to foundations level shall take place until details of all new external timber windows and doors at a scale of no less than 1:20 and glazing bars at scale of 1:1 to include method of opening, cills, headers and lintels, colour and finish are submitted and approved in writing by the local planning authority. The development shall thereafter be constructed in accordance with the approved details.

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of this non-designated heritage asset in accordance with the NPPF and Policies LP25 and LP26 of the Central Lincolnshire Local Plan.

 

8. No development, other than to foundations level shall take place until a 1m square sample panel of the proposed new brickwork, showing the coursing of the brickwork, colour, style and texture of the mortar and bond of the brickwork have been provided on site for the inspection and approval in writing by the Local Planning Authority (the sample is to be retained on site until the new development is completed). The development shall thereafter be constructed in accordance with the approved details (see notes to the applicant below).

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of this non-designated heritage asset in accordance with the NPPF and Policies LP25 and LP26 of the Central Lincolnshire Local Plan.

 

9. Notwithstanding the drawings supplied (Drawing No. 028542.04B dated 20/05/2021 and 028542.05D dated 20/05/2021) no development other than to foundations level, shall take place until full details of the proposed glazed screens on the east elevation of the bedroom range are approved in writing by the local planning authority. The development shall thereafter be constructed in accordance with the approved details and be complete before the dwelling is first occupied.

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of this non-designated heritage asset in accordance with the NPPF and Policies LP25 and LP26 of the Central Lincolnshire Local Plan.

 

10. No development, other than to foundations level shall take place until a scheme for the disposal of foul and surface waters (including the results of soakaway/percolation tests) have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details and prior to occupation of the dwelling.

 

Reason: To ensure adequate drainage facilities are provided to serve the development in accordance with Policy LP14 of the Central Lincolnshire Local Plan.

 

11. New hardstanding shall be constructed from a porous material or shall be appropriately drained within the site and shall be retained as such thereafter.

 

Reason: To ensure appropriate drainage to accord with the National Planning Policy Framework and Policy LP14 of the Central Lincolnshire Local Plan.

 

12. No development, other than to foundations level shall take place until, a scheme of landscaping including details of the size, species and position or density of any trees and hedging to be planted and boundary treatments (including boundaries within the site) and hardstanding have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details.

 

Reason: To ensure the site is visually softened by appropriate methods and to enable any such proposals to be assessed in terms of their impact on the Conservation Area/Listed Buildings in accordance with the National Planning Policy Framework and Policies LP17, LP26 and LP25 of the Central Lincolnshire Local Plan.

 

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

 

13. All planting and turfing approved in the scheme of landscaping under condition 12 shall be carried out in the first planting and seeding season following the completion of the development, whichever is the sooner; and any trees or hedging 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. The landscaping should be retained thereafter.

 

Reason: To ensure the site is visually softened by appropriate methods and to enable any such proposals to be assessed in terms of their impact on this non designated heritage asset in accordance with the National Planning Policy Framework and Policies LP17, LP26 and LP25 of the Central Lincolnshire Local Plan.

 

14. Notwithstanding the provisions of Classes A, AA, B, C, D, and E of Schedule 2 Part 1 and Class A of Schedule 2 Part 2 of the Town and Country Planning (General Permitted Development) (Amendment) Order 2015, or any Order revoking and re-enacting that Order, the building hereby permitted shall not be altered or extended, no new windows shall be inserted, and no buildings or structures shall be erected within the curtilage of the host dwelling, no new hardstanding and gates, walls or fences 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 living conditions of the host and neighbouring dwellings and the resulting amount of space around the host dwelling and to safeguard the character and appearance of the building and its surroundings in accordance with Policies LP17, LP25 and LP26 of the Central Lincolnshire Local Plan.

Supporting documents: