Agenda item

Minutes:

The Chairman introduced the first application of the meeting, application number 145791, for the erection of 5 dwellings and alterations to the existing bungalow to form a new access on land to the rear of Kirton Road, Blyton. The application was presented to the Committee following third party representations on relevant and balanced planning matters.

 

The Planning Officer took Members through the detail of the application concerning which there were no updates.  Particular reference was made to the highways situation having regard to the objections received.

 

The Chairman welcomed Mr Martin Furnish, Agent for the applicants, who made a statement along the following lines:-

 

“Good evening Members of the Planning Committee.  I am speaking in support of the proposed development. The site is considered suitable and compatible in scale with the existing settlement and its surroundings.  This is borne out by the fact that the site already benefits from outline approval for six dwellings and one replacement dwelling under planning reference 141335.  Therefore the principles of the development have already been agreed.

 

The outline application had considered access issues and it had been thought that due to the number of plots being proposed an existing dwelling, a bungalow, would have to be removed. A reserved matters application had been submitted in conjunction with the outline approval but retaining the on-site bungalow rather than replacing it.  In relation to the access, we were asked by the planners to change the application to a full submission.

 

It is my understanding that the application has been brought before the Committee only on the matter of retaining the existing bungalow.  It should be noted that the scheme before you today is for five new units.  Because of the reduction in plot numbers, the requirements for the new driveway access are not so onerous.  The outline approval would have resulted in the need for an access road to be constructed in full accordance with current highway standards regardless of it being a private road. For a small scale scheme like this the infrastructure costs and highway contributions would make the development unviable.

 

With driveway unit numbers being reduced to five the access can be kept to a private drive standard, meaning less space is required and this is why retention of the existing building has been considered.  Therefore access can now adequately be achieved without knocking down the existing bungalow.  The alternative access design proposed is fully supported by the highway authority.

 

The point of access onto the highway is in exactly the same position as the outline approval.  The driveway has been designed to meet all emergency vehicle access requirements.  The existing dwelling has its own driveway and therefore does not impact on the new access, so reducing the number of vehicle movements on the new drive.  There is already a significant gap to the side of the existing bungalow which is currently used to gain access onto the grassed paddock at the back which forms the bulk of the development site.

 

We simply propose to alter the side wall of the existing bungalow by reducing the width of the existing dwelling by only 1.3 metres.  The extra space is not to get the driveway in but rather to make the site feel more open and support space for planting. It should be noted that it is significantly more sustainable to retain a structure which in this case, is a fully serviced bungalow in a very good condition, rather than replace it.  Retaining the bungalow also means that the street scene is retained.

 

The site is in a built-up settlement where gaps in development would not normally be expected and should be avoided if possible.  The new access will have the appearance of a private drive. The design of the driveway has been completed in such a way that vehicles would be kept to low speeds. The scheme has been sensitively designed in all aspects, respecting neighbouring developments and will not be detrimental to any amenity spaces.  This is a very good proposal and should be supported. Thank you for your time.”

 

The Chairman thanked Mr Furnish for his presentation and then invited the Democratic Services Officer to read out a statement on behalf of Lucy Nunn and the Nunn family as follows:-

 

“My property is next to the proposed site. I simply feel the access for the amount of homes proposed is not adequate for the volume of traffic it will cause and the location in which it is situated. It can be a daily struggle to have a clear view entering the road from my own driveway as a large percentage of the time vehicles are parked all around the proposed access site which makes it a blind spot, especially when vehicles are parked on the pathway which blocks the view completely. 

Over the years there have been many accidents near the proposed access site mainly due to vehicles entering Kirton road at speed when another vehicle is oncoming and therefore, they have hit stationary Vehicles, one being a hit and run leading to the vehicle being written off. It is a danger to life to add more traffic to this part of the road and an accident waiting to happen. 

Another concern is the access road to the site is so narrow that if vehicles have to wait on Kirton road when there are already vehicles parked, the awaiting vehicle will have to wait on the wrong side of the road blocking the road completely. 

This will have a substantial effect on the home owners of Kirton road.   

Many have raised the issue of the infrastructure not being sufficient for a number of years. Water drainage has been an issue since Bovis homes were developed which many believed caused the flooding of Kirton road and the High Street on a number of occasions.  

As our homes are only accessible currently via the road, opening up access to the backs of our property which is currently a closed field could lead to more crimes being committed as it will make our homes more vulnerable.  

It will also mean a loss in amenity to our privacy and gardens”. 

On being asked to Comment, the Development Management Team Leader stated that surface water from the development would be disposed of on site.  It was acknowledged that there had been instances of flooding on fields on the opposite side of Kirton Road. A drainage condition was also recommended.

The Chairman thanked the Democratic Services Officer for reading out the above statement and then invited Mr Neil Williamson to address the Committee as follows:-

“Good evening Committee Members my name is Ian Williamson and I live at number 13, Kirton Road. I have twofold objections to the plan put forward today.  The first is similar to that previously referred to, which is the vehicular traffic parked along Kirton Road, outside my property.  Frequently, vehicles park across the pavement and further down by number 13A.  They clearly will obstruct access and egress and vision to the main road. Vehicles are frequently driving down them and I say that from the point of view of someone who was a police officer and high-speed pursuit driver.  I am more than well aware of the danger that has been caused or can be caused by the vehicles as they drive through the village.  My suggestion would be that there is a greater analysis undertaken of the traffic flow through that area to provide a more accurate assessment of the impact of the development.

 

The second part of my objection relates to the flooding element.  Zone 1 which is completely acceptable.  However, the rest of the road is in zone 2 which would be impacted by a much higher level of flooding. In fact, this has flooded as recently as 2019 quite substantially.  The impact of further housing and the lack of infrastructure I believe would again add further potential damage to the environment by way of flooding danger - on top the traffic conditions I've already mentioned. This is why I believe this particular development of so many properties should be rejected. Thank you”.

 

On being asked to Comment, the Planning Officer indicated that surface water from the development would be disposed of on site. A drainage condition was recommended.

 

The Chairman thanked Mr Williamson for his statement and opened the application to formal debate.

Members appreciated the concerns expressed by the speakers regarding the traffic issues but also noted that the highway authority had not objected to the access plans which sought to address those issues.  The new access arrangements had been designed to ensure as far as was possible amelioration of the traffic situation currently existing on site.  A Member of the Committee expressed that further action to alleviate the highways situation could be taken by the Highways authority, Lincolnshire County Council. It was also confirmed in response to a query about the practices by Lincolnshire County Council that the Highways department do make regular visits, access was considered, and that the consideration for granting an application was that it could not add to an existing problem.

Members commented also on the landscaping, the hedges, and roof heights.In response to a query about the eaves height, the Planning Officer clarified the position in relation to the hedges and indicated that in order to prevent overlooking and loss of privacy to nearby properties, the permitted development rights would be removed.  This issue was provided for within the proposed approval conditions.

Having been proposed and seconded, the Chairman put the application to the vote and it was agreed by majority vote that planning permission should 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. Prior to the commencement of the development, full details of both hard and soft landscape proposals shall be submitted to, and approved in writing by, the local planning authority. These details shall include, as appropriate,

 

vehicle and pedestrian access and circulation areas; hard surfacing materials; Soft landscaping details shall include details of the existing hedgerows, planting plans; specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, planting sizes and proposed numbers/densities where appropriate

 

Reason: In the interests of visual amenity and biodiversity, in accordance with the provisions of the National Planning Policy Framework and policies LP17, LP21 and LP26 of the Central Lincolnshire Local 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 shall be carried out in accordance with the following drawings:

 

  • Site Block Plan 1502J/100;
  • Existing Bungalow - Proposed Elevations : 1502J/103
  • Existing Bungalow - Proposed Floor Plans: 1502J/102
  • Type 1 (RH) - Proposed Floor Plan (Plot 2): 1502J/104
  • Type 1 (RH) - Elevations (Plot 2):1502J/105
  • Type 1 (LH) - Proposed Floor Plan (Plot 3): 1502J/106
  • Type 1 (LH) - Elevations (Plot 3): 1502J/107
  • Type 2 (RH) - Elevations (Plots 1 + 4): 1502J/109
  • Type 2 (LH) - Proposed Floor Plan (Plot 5):1502J/110
  • Type 2 (LH) - Elevations (Plot 5):1502J/111
  • Garage Block (Plots 2 & 3)1502J/112

 

Reason: To ensure the development proceeds in accordance with the approved plans in the interests of proper planning

 

4. The materials used in the development shall match those stated on the application form.

 

Reason: To ensure the use of appropriate materials to accord with the National

Planning Policy Framework and Policy LP26 of the Central Lincolnshire Local Plan.

 

5. No development, other than to foundations level shall take place until a detailed scheme for the disposal of foul and surface waters 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 dwellings.

 

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

 

5. No development, other than to foundations level shall take place until full details of the proposed boundary treatments 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 dwellings.

 

Reason:In order to ensure there is no overlooking and attendant loss of privacy to existing and proposed dwellings in accordance with Policy LP26 of the Central Lincolnshire Local Plan.

 

6. No trees, shrubs or hedges within the site which are shown as being retained on the approved plans shall be felled, uprooted, wilfully damaged or destroyed, cut back in any way or removed without previous written consent of the local planning authority; any trees, shrubs or hedges removed without consent or dying or being severely damaged or becoming seriously diseased within 5 years from the completion of the development hereby permitted shall be replaced with trees, shrubs or hedge plants of similar size and species unless the local planning authority gives written consent to any variation.

 

Reason: In the interests of visual amenity and biodiversity, in accordance with the provisions of the National Planning Policy Framework and policies LP17, LP21 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:

 

7. Prior to occupation of the new dwellings’ full details of the proposed screening to the rear of 13A Kirton Road must be submitted to and approved in writing by the Local Planning Authority and erected in full and retained and maintained thereafter.

 

Reason: To avoid overlooking and loss of privacy in accordance with Policy LP25 of the Central Lincolnshire Local Plan.

 

8. Notwithstanding the provisions of Classes, AA, B and C, 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 buildings hereby permitted shall not increase in height with no new windows or alterations to the roof permitted.

 

Reason: To avoid overlooking and loss of privacy to neighbouring dwellings in accordance with Policy LP25 of the Central Lincolnshire Local Plan.

 

9.All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a timetable approved in writing by the local planning authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, and permanently retained

 

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 biodiversity and the visual amenities of the locality and in accordance with Central Lincolnshire Local Plan policies LP17, LP21 and LP26.

 

 

Supporting documents: