Agenda item

The Chairman introduced the final application, planning application number 146066, seeking permission for the erection of a two storey dwelling with garage and orangery; the renovation of an existing granny flat/summer room and the renovation and extension of a granary/workshop and covered garage space  to form one new dwelling on land adjacent to 12-14 High Street, Scotter.  The application had been referred to the Committee for determination following objections from the Parish Council and other third parties, particularly around the scale of the development.

There were no public speakers on this application and the Chairman invited the Planning Officer to present the report.  The Planning Officer reported that since publication of the report another objection had been received – from the occupier of 20 Sands Lane, Scotter who had stated:-

“When I purchased my property I was happy with the two bungalow proposal but the new 2 to three storey dwelling would in inhibit my privacy.”

The Planning Officer had a further update. He advised that since the publication of the Committee report, a Structural Condition Inspection Report by Mason Clark Associates dated 16 March 2023 had now been submitted and approved by the Conservation Officer.

It was now proposed to replace recommended pre-commencement condition No.2 in the published Planning Committee report with the following to be observed during the course of development:-

“2. The development shall be carried out in full accordance with the recommendations contained within the Structural Condition Inspection Report by Mason Clark Associates dated 16 March 2023.”

Members noted this amendment to the report.

With no registered speakers, the Chairman opened the item for discussion and many thanked the Planning Officer for the high quality photographs/illustrations of the site/proposed new dwellings. In response to a query about the usage of 12-14 High Street, the case officer explained that these were the address points for knowing where the site was situated.

it was proposed, seconded and unanimously agreed that planning permission should be GRANTED subject to the following conditions (which now included the new condition referred to above):-

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.    The development shall be carried out in full accordance with the recommendations contained within the Structural Condition Inspection Report by Mason Clark Associates dated 16 March 2023.

Reason: To ensure the works will not result in the collapse of this Non designated heritage asset and to ensure the use of appropriate methods of repair in accordance with the NPPF and Policy LP25 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: J561-010 D dated 03/03/2023, J561030 C dated 24/02/2023 (see Condition No.2), J561-020 E dated 28/02/2023, J561-002 C dated 24/02/2023 and Drawing No. J561-004 B dated 07/11/2022 (see Condition No.2). 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.

4.    The new dwelling and converted dwelling shall not be occupied until the first floor window to an en-suite and first floor window to the master bedroom in the east elevation of the proposed new dwelling (Drawing: J561010 D dated 03/03/2023) and a first floor window at the top of a staircase in the eastern elevation of the converted former granary (Drawing: J561-030 C  dated 24/02/2023 and J561-020 E dated 28/02/2023 have been fitted with obscure glazing and retained as such thereafter.

Reason: To prevent unacceptable levels of overlooking on neighbouring properties, in accordance with the National Planning Policy Framework, Policy LP26 of the Central Lincolnshire Local Plan and Policy D5 of the Scotter Neighbourhood Plan.

5.    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, Policies LP25 and LP26 of the Central Lincolnshire Local Plan and Policy H4 and D5 of the Scotter Neighbourhood Plan.

6.    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, Policies LP25 and LP26 of the Central Lincolnshire Local Plan and Policy H4 and D5 of the Scotter Neighbourhood Plan.

7.    No development, other than to foundations level shall take place until a 1m square sample panel of the proposed new brickwork/stonework, showing the coursing of the brickwork/stonework, colour, style and texture of the mortar and bond of the brickwork/stonework 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, Policies LP25 and LP26 of the Central Lincolnshire Local Plan and Policy H4 and D5 of the Scotter Neighbourhood Plan.

8.    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.  The approved drainage must be retained thereafter.

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

9.    The development shall be carried out in full accordance with the recommendations contained within the Protected Species Survey (Andrew Chick Ecological Consultant, January 11^th 2021).

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.

10. 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. 

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

11. 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 and Policy H4 and D5 of the Scotter Neighbourhood Plan.