Agenda item

The Chairman moved on the next item, planning application number 145741, for the removal of existing buildings and the construction of four dwellings at The Old Rectory Residential Home, Sturton Road, Saxilby. The application had been brought before the Committee for determination at the request of Saxilby Parish Council who were concerned that the proposed development conflicted with the policies contained in the Neighbourhood Plan.

 

The Planning Officer’s report summarised the history of the site.  It was confirmed that there were no updates to draw to Members’ attention.

 

The Chairman invited Mr. James Rigby, agent for the applicant to address the Committee which he did so along the following summary:-

 

“Thank you Chairman and good evening Members.  My name is James Rigby, I am a Senior Associate at Knights plc and a chartered member of the Royal Town Planning Institute. I am here this evening to speak in favour of the application on behalf of the applicant.

 

Firstly, I am pleased that the application is supported this evening with a strong recommendation from your Officers that the application before you should be approved. Indeed, the report prepared by your Officers is comprehensive and provides a detailed appraisal of the scheme against the policies of both the Local Plan and the Neighbourhood Plan.

 

This application was originally submitted in October last year and we have carried out extensive discussions with your Officers which have seen the scheme revised for the number of dwellings reduced from six to four.  Alongside the reduction in dwellings, a number of important changes have been made in relation to the siting of the dwellings, ensuring that the footprints are set outside the root protection areas of the boundary trees. This generous setback allows these trees, which are typically between 15 and 20 metres in height, to continue to dominate the street scene on the approach into the village from the north. The Council’s Tree and Landscape Officer has raised no objection to the application.

 

The amended scheme has also sought to address a number of concerns raised by the Parish Council outlined in their initial consultation response.  The existing access to certain roads will now no longer be utilised and this will be stopped up if planning permission is granted.

 

All four dwellings will be served from an improved access from Broxholme Lane.

The homes immediately east of Sturton Road will continue to face onto the road and contribute positively to the street scene as set out in your Officer's report. The application seeks approval for the demolition of the existing structures on the site. It is important to state that the Council's Conservation Officer has raised no objection to the loss of the Old Rectory stating that, and I quote, “there is no architectural interest visible to consider.  This a non-designated heritage asset through its architectural merit.”

 

The application was also supported by a Heritage Impact Assessment prepared by an historic building specialist. This assessment concludes that the fabric of the former Old Rectory has been altered considerably since conversion to a care home in the 1980s.  Much of the original fabric has been lost through insensitive interior alterations or poorly designed extensions.  In the opinion of the applicant, therefore, conversion of the building to apartments is simply not a viable proposition.

 

In policy terms, the National Planning Policy Framework is clear that local planning authorities should give substantial weight to the value of using suitable brownfield land, such as this site, within sustainable settlements, for new homes.  Also Local Plan policy LP 2, sets a strong presumption in favour of development within designated large villages, such as Saxilby, which result in appropriate infill, intensification or renewal of an existing developed footprint.

 

In conclusion, there are no objections from statutory consultees on technical matters and the scheme fully accords with the aims of the NPPF and both the Local Plan and the Neighbourhood Plan. Thank you for your time.”

 

The Chairman thanked Mr. Rigby for his contribution and opened up the matter for debate by the Committee.  The Planning Officer had no comments at this stage.

 

Whilst Members were sorry to see the loss of the original building, they recognised that it was in a poor state of repair and noted the comments of the Historic Buildings Officer that it was not of architectural merit.

 

Accordingly, it was proposed, seconded and unanimously agreed 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. No development including any site clearance works and/or any demolition, shall commence, until details of the form and position of the tree protection measures to be installed during the demolition and construction phases have been submitted to and agreed in writing by the Local Planning Authority. The approved protection measures must be installed prior to commencement and retained in place until the development is completed.

 

Reason: To safeguard the large trees that surround the site that are protected by Tree Preservation Orders to accord with the National Planning Policy Framework and local policy LP21 of the Central Lincolnshire Local Plan 2012-2036.

 

3. No development including any site clearance works and/or demolition shall commence until an Arboricultural Method Statement (AMS) has been submitted to and approved in writing by the Local Planning Authority. The statement shall include details on how activities under or near the trees would be carried out. It shall also include how tasks from demolition and clearance through to construction completion, drainage, paths around the buildings will be done and shall comply with British Standard 5837. The development or other operations shall then only take place in complete accordance with the approved Arboricultural Method Statement.

 

Reason: To safeguard the large trees that surround the site that are protected by Tree Preservation Orders to accord with the National Planning Policy Framework and local policy LP21 of the Central Lincolnshire Local Plan 2012-2036.

 

4. No development shall take place until a Historic Building Record of the building has been submitted to and approved in writing by the Local Planning Authority. The recording should be to Level 3 as described in Historic England’s- A Guide to Good Recording Practice.

 

Reason: To ensure the appropriate recording of the historic building in a manner proportionate to its importance in accordance with policy LP25 of the Central Lincolnshire Local Plan and guidance within the NPPF.

 

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

 

5. 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 Location Plan received 27/10/2022

Site Plan 815H- 26D received 23/02/2023

Proposed Block Plan 815H- 39B received 23/02/2023

Amended Plot 1 Elevations 815H- 42 received 23/02/2023

Amended Plot 1 Plans 815H- 41 received 23/02/2023

Amended Plot 2 Elevations 815H- 44 received 23/02/2023

Amended Plot 2 Plans 815H- 43 received 23/02/2023

Amended Plot 3 Elevations 815H- 28A received 23/02/2023

Amended Plot 3 Plans 815H- 27A received 23/02/2023

Amended Plot 4 Elevations 815H- 30A received 23/02/2023

Amended Plot 4 Plans 815H- 29A received 23/02/2023

 

The works shall be carried out in accordance with the details shown on the approved plans and any other approved documents.

Reason:To ensure the development proceeds in accordance with the approved plans and to accord with policies LP17 and LP26 of the Central Lincolnshire Local Plan and the National Planning Policy Framework.

6. No development shall take place above foundation level 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.

 

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

Plan.

 

7. No development shall take place above foundation level until details of the facing materials to be used in the development 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: In the interests of visual amenity in accordance with policies LP17 and LP26 of the Central Lincolnshire Local Plan and Policy 2 of the Saxilby with Ingleby Neighbourhood Plan and the National Planning Policy Framework.

 

8. No development shall take place above foundation level until details including the locations of the bat boxes to be installed at the site have been submitted to and agreed in writing by the Local Planning Authority.

 

Reason:  In the interest of nature conservation to accord with the National Planning Policy Framework and local policy LP21 of the Central Lincolnshire Local Plan 2012-2036.

 

9. The development hereby approved must only be carried out in accordance with the recommendations set out in Report of ecology and protected species survey by Tim Smith dated September 2022.

 

Reason: In the interest of nature conservation to accord with the National Planning Policy Framework and local policy LP21 of the Central Lincolnshire Local Plan 2012-2036.

 

10. Prior to the installation/upgrade of the new vehicular access off Broxholme Lane, details of how the existing vehicular access onto Sturton Road is to be permanently closed shall be submitted to and agreed in writing by the Local Planning Authority. Within seven days of the new vehicular access being first brought into use, the existing vehicular access shall be permanently closed in strict accordance with the approved details and retained as such thereafter.

 

Reason: To reduce to a minimum, the number of vehicle access points to the highway, in the interests of highway safety in accordance with policy LP13 of the Central Lincolnshire Local Plan and provisions of the National Planning Policy Framework.

 

11. The development hereby permitted shall not be occupied until the 2 metre wide footway, to connect the development to the existing footway, as shown on drawing no.  815H 26-D has been provided in accordance with details that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The works shall also include appropriate arrangements for the management of surface water run-off from the highway.

 

Reason: To ensure the provision of safe and adequate pedestrian access to the permitted development, without increasing flood risk to the highway and adjacent land and property in accordance with policy LP13 of the Central Lincolnshire Local Plan and provisions of the National Planning Policy Framework.

 

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

 

12.Notwithstanding the provisions of Class A, AA, B, C, D and E of Schedule 2 Part 1 of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any order revoking and re-enacting that Order), following the commencement of the development hereby permitted, there shall be no further alterations, additions or enlargement to the dwelling, or additional buildings within its curtilage, unless planning permission has first been granted by the local planning authority.

 

Reason: To safeguard the residential amenity of adjoining dwellings and to safeguard the character and appearance of the area, in accordance with the National Planning Policy Framework and Policy LP17 and LP26 of the Central Lincolnshire Local Plan.

 

13. Prior to the first occupation of the development, a scheme of landscaping including details of the size, species and position or density of all trees and hedges to be planted, and areas of public open space, shall be submitted to and approved in writing by the Local Planning Authority. The details shall include tree lined streets. All planting comprised in the approved details of landscaping shall at the latest be carried out in the first planting season following the occupation of the relevant dwelling; and any landscaping which within a period of 5 years from the completion of the development dies, is removed, or becomes 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 the visual impact of the development on the area is minimised in accordance with the requirements of Policies LP17 and LP26 of the Central Lincolnshire Local Plan.