Agenda item

The Committee then moved on to consider item 6 (c) on the agenda application 146370) seeking planning permission for the demolition of poultry houses and associated buildings and the erection of 4 dwellings on land at 20 Church Street, Hemswell.  The application had been brought before the Committee as representations had been received from third parties.

 

The Planning Officer reported that amendments to the proposal had been submitted to retain the green space in front of the boundary wall and to remove the additional path.  These plans were submitted to the Highways Authority and at the time of writing the report a response was still awaited.  The Highways Authority response had now been received and it had been stated that if the requested footway could not be delivered due to concerns regarding harm to the character and appearance of the area, an uncontrolled tactile crossing between 9 and 20 George Street to connect to the existing section of frontage footway with a wider for footway network would be required.  This would not require any widening of the footway, just the introduction of dropped kerbs and tactile blocks at the front of the property and to the property opposite within the highway itself.

 

As a consequence, it would be necessary to remove the original conditions 16 and 17, which were not capable of implementation in accordance with the amended proposals.  The Planning Officer therefore proposed a new and condition 16 stating that prior to any works above ground level, details of an uncontrolled tactile crossing between nos. 9 and 20 George Street shall be submitted to and approved in writing by the Local Planning Authority, the approved details must be in place prior to occupation of any dwelling. 

 

The reason for that is to ensure the provision of a safe means of access.  

 

Although the drawings that were submitted by the agent showed the boundary wall unaffected, the Planning Officer was of the view that a precautionary approach should be taken and another condition imposed to the effect that prior to any works above ground level, details of the proposed boundary wall arrangement adjacent the proposed access shall be submitted to and approved in writing by the Local Planning Authority, national and regional bodies to ensure the provision of a safe means of access in accordance with policy as 47 of the Central Lincolnshire Local Plan.  This would require the addition of a drawing reference number that shows the works proposed to the boundary wall.

 

The Chairman thanked the Planning Officer for his report and as there were no public speakers, opened up the application to debate by the Committee.

 

It was considered initially that the application merited a site visit but upon further discussion it was considered that a site visit would be unnecessary, particularly bearing in mind the level of detail included within the Committee report and photographs included in the presentation.

 

Some clarity was sought around the width of the access road and the timing relating to delivery of the crossing as required by the Highways Authority.

 

After a lengthy discussion Members felt that the application should be approved as now submitted, subject to the changes suggested by the Planning Officer to conditions 16 and 17 (which are now reflected in the conditions set out below).

 

Accordingly, having been proposed and seconded it was agreed that permission be GRANTED subject to the following conditions (now including the new conditions as proposed by the Planning Officer):-

 

 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. Before the development hereby permitted is commenced, a Construction Environmental Management Plan (CEMP) shall be submitted to, and approved in writing by, the local planning authority. Construction shall be carried out in accordance with the approved CEMP at all times. The CEMP shall include the following matters:-

 

a) Details of construction access.

b details of parking and turning for vehicles of site personnel, operatives and visitors.

c) Loading and unloading of plant and materials.

d) Storage of plant and materials.

e) Programme of works (including measures for traffic management and operating hours). No works on the site, including works of preparation prior to building operations, shall take place other than between the hours of 08:00 and 18:00 Monday to Friday and 08:00 to 13:00 Saturdays and at no time on Sundays or Bank or Public Holidays

f) Details of proposed means of dust suppression and noise mitigation.

g) Details of measures to prevent mud from vehicles leaving the site during construction.

h) Details of any site construction office, compound and ancillary facility buildings. These facilities shall be sited away from woodland areas.

i) Lighting on site during construction.

j) Measures to ensure no on-site fires during construction.

k) Monitoring and review mechanisms.

l) Details of the temporary surface water management measures to be provided during the construction phase.

m) Timings of deliveries to the site (not to exceed the hours of construction as set out above);

n) Details of mitigation measures for protected species to be applied; and,

o) Appointment of a Construction Liaison Officer.

 

Reason: In the interests of residential amenity and protected species in accordance with policies S53 and S60 of the Central Lincolnshire Local Plan adopted 2023.

 

3. No development shall take place until a written scheme of archaeological investigation has been submitted to and approved in writing by the local planning authority. This scheme shall include the following:-

 

1. An assessment of significance and proposed mitigation strategy (i.e., preservation by record, preservation in situ or a mix of these elements).

2. A methodology and timetable of site investigation and recording.

3. Provision for site analysis.

4. Provision for publication and dissemination of analysis and records.

5. Provision for archive deposition.

6. Nomination of a competent person/organisation to undertake the work.

7. The scheme to be in accordance with the Lincolnshire Archaeological Handbook.

 

Reason: To ensure the preparation and implementation of an appropriate scheme of archaeological mitigation and in accordance with the National Planning Policy Framework and policy S57 of the Central Lincolnshire Local Plan. This is due to the proximity of the site to the important Saxon and medieval settlement of Stow and previous geophysical surveys identifying several areas of potential archaeology.

 

4. No development shall take place until all access details have been submitted in full and approved in writing by the Local Planning Authority. The details shall include, but not be limited to:

- Elevation and section plan with exact measurements

- Materials and finishes.

- New and existing footpaths

- A methodology for the work, including safe storage and reuse of the materials

 

Reason: In the interests of the preservation of the conservation area in accordance with policy S57 of the Central Lincolnshire Local Plan adopted April 2023.

 

5. No development shall take place until details of all the boundaries to the application site including along the access road have been submitted to and approved in writing by the Local Planning Authority. This shall include a methodology for the safe maintenance and preservation of the stone walls. The approved details must be in place prior to occupation of any of the hereby approved dwellings.

 

Reason: In the interests of the preservation of the conservation area and to protect the privacy of neighbours in accordance with policies S53 and S57 of the Central Lincolnshire Local Plan adopted April 2023

 

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

 

6. 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:-

 

Proposed Site Plan; Drawing No. P1-01

Plot 2 Floor Plan; Drawing No. A1-01, Plot 2 First Floor Plan Drawing No. A1-02, Plot 2 elevations drawing nos. A1-03 and A1-04.

Plot 3 Floor Plan drawing no. A1-01, Plot 3 First Floor Plan Drawing No. A1-02, Plot 3 elevations drawing nos. A1-03 and A1-04.

Plot 4 Floor Plan; Drawing No. A1-01, Plot 4 First Floor Plan Drawing No. A1-02, Plot 2 elevations drawing nos. A1-03 and A1-04.

Plot 5 Floor Plan drawing no. A1-01, Plot 5 First Floor Plan Drawing No. A1-02, Plot 3 elevations drawing nos. A1-03 and A1-04.

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: In the interests of proper planning.

 

7. Prior to development above ground level external materials and finishing details shall be submitted to the local planning authority for written approval. These details will include all items already highlighted in the elevation drawings submitted in this application.

 

Reason: In the interests of the preservation of the conservation area and to ensure a satisfactory visual appearance in accordance with policies S53 and S57 of the Central Lincolnshire Local Plan adopted April 2023

 

8. Prior to development above ground level a sample panel of the external wall stonework including the brick headers, shall be produced to show the wall type, size, colour, finish, mortar mix, joint thickness, and finish profile. This must be approved in writing before works commence and a sample panel shall remain on site for the duration of the work.

 

Reason: In the interests of the preservation of the conservation area and to ensure a satisfactory visual appearance in accordance with policies S53 and S57 of the Central Lincolnshire Local Plan adopted April 2023

 

9. Prior to installation, all joinery details at a scale of 1:20 for the windows and doors shall be submitted in full and approved in writing by the Local Planning Authority. Work shall proceed in accordance with the details approved.

 

Reason: In the interests of the preservation of the conservation area and to ensure a satisfactory visual appearance in accordance with policies S53 and S57 of the Central Lincolnshire Local Plan adopted April 2023

 

10. The local planning authority shall be notified in writing of the intention to commence the archaeological investigations in accordance with the approved written scheme referred to in condition 3 at least 14 days before the said commencement.

 

Reason: In order to facilitate the appropriate monitoring arrangements and to ensure the satisfactory archaeological investigation and retrieval of

archaeological finds in accordance with the National Planning Policy Framework and policy S53 of the Central Lincolnshire Local Plan.

 

11. Following the archaeological site work referred to in condition 3 a written report of the findings of the work shall be submitted to and approved in writing by the local planning authority within 3 months of the said site work being completed.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework and policy S53 of the Central Lincolnshire Local Plan

 

12. The report referred to in condition 11 and any artefactual evidence recovered from the site shall be deposited within 6 months of the archaeological site work being completed in accordance with a methodology and in a location to be agreed in writing by the local planning authority.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework and policy S53 of the Central Lincolnshire Local Plan.

 

13. Prior to any works above ground level further details of the proposed means of surface water disposal shall be submitted to and approved in writing by the Local Planning Authority. The details agreed shall be implemented in full prior to occupation of any dwellings.

 

Reason: To ensure a satisfactory means of drainage in accordance with policy S21 of the Central Lincolnshire Local Plan.

 

14. Prior to any works above ground level further details of the measures to enhance the biodiversity value of the site in accordance with the Ecological Appraisal prepared by Chris Barker dated 24th July 2023 shall be submitted to and approved in writing by the Local Planning Authority. The approved measures shall be implemented in full prior to occupation of the dwellings.

 

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 enhance the biodiversity value of the site in accordance with policies S60 and S61 of the Central Lincolnshire Local Plan adopted April

2023.

 

15. Work on site shall proceed in accordance with the Ecological Appraisal prepared by Chris Barker dated 24th July 2023

 

Reason. To protect biodiversity in accordance with policy S60 of the Central Lincolnshire Local Plan adopted April 2023.

 

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

 

16. Prior to any works above ground level details of an uncontrolled tactile cross between 9 and 20 Church Street shall be submitted to and approved in writing by the Local Planning Authority. The approved details must be in place prior to occupation of any dwelling.

 

Reason: To ensure the provision of a safe means of access in accordance with policy S47 of the Central Lincolnshire Local Plan.

 

17. Prior to any works above ground level details of the proposed boundary wall arrangement adjacent the proposed access along the Church Street frontage with Church Street shall be submitted to and approved in writing by the Local Planning Authority. The details agreed shall be implemented in full prior to occupation of any dwelling.

Reason: To ensure the provision of a safe means of access in accordance with policy S47 of the Central Lincolnshire Local Plan.