Agenda item

The Planning Officer introduced item 6 (d) on the agenda (application number 146509) seeking permission for the erection of one detached dwelling on land adjacent to Stonefield House, 10 Main Street, Scothern.  The application was referred to the Committee for determination following the receipt of objections from the Parish Council and local residents.

 

There were no updates in relation to this application and the Chairman invited the applicant Mandy Aspinall to address the Committee and she commented along the following lines:-

 

“Good evening I am Mandy Aspinall and I am the owner of Stonefield House and I have lived in Scotland for 45 years.  Tonight I am asking that you accept your planning officer's recommendation in full; we just want the best for the village and the site.  The application, as you have seen, is for a pretty stone built pantiled cottage, with traditional wooden frames.  It is designed and situated to compliment, and enhance the setting of Stonefield House and the nearby St Jermaines Church.  I would like to make four simple points about the proposal, firstly regarding the local support.

 

On the Council's planning website, there were 18 comments from local residents and only two of which were objections.  Both were made before the important changes that we made to the access and the tree protection.  We made the changes in response to the commentators, including the Conservation Officer, who thought that this would negate any harm to the church setting.  All of the comments made after the changes have been positive and support the proposal with most of them complimenting the design of it and the enhancement that it would give to the village scene, and the relevance of the village architecture and the history.

 

Also since making the changes, we attended a Parish Council meeting to explain the changes and the site's history,  3 of the 5 Councillors present expressed the view that they no longer wished to object and were happy to leave that decision to this Committee.

 

Secondly, this is not a commercial venture for us.  It is about our family and family life and village life; we want to provide a home for my elderly parents who have also. We have lived in the village for a long time.  Happily, that would also provide a building in the heart of Scothern, which is exactly the sort of home that the neighbourhood plan says is needed.   It will also be of a style and quality which developers would be unlikely to build because it would commercially unviable.   Thirdly, the relevance of the building to Scothern’s history, culture and the church setting.  The design of the cottage follows a sketch of a 16th century Vicar’s Cottage, which was once built on or very near, to the site. 

 

Our research shows that in 1576 Scothern’s new vicar Hamlet Marshall took residence in this little cottage with Main Street to the north and the church to the east.  So if this planning application is granted tonight we would like to call the cottage Hamlet's Cottage. 

 

Finally, we believe we are actually protecting the setting of the church and Stonefield House, I quote the planning officer Richard Green, who says that under permitted development rules, outbuildings could be erected on almost the entirety of this part of number 10 Main Street so any new owner to Stonefield House could make a full use of this provision and inevitably result in a far less beneficial development.

 

What we hope for, though, is that you will accept the recommendation of your Planning Officer and allow us to build this “Hamlets Cottage”, which we believe will enhance the village scene and truly reflect Scothern’s culture and history.  Thank you.”

 

The Chairman thanked Mandy Aspinall for her contribution and opened up the application for debate by the Committee.

 

Members sought clarification around the type of development that could possibly take place on the site under General Development Rights.  It was felt that the proposed building represented a sympathetic development sensitive to the architectural and historical heritage of the site.

 

Accordingly, it was proposed and duly seconded that planning 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 development shall take place until a written scheme of archaeological investigation has been submitted to and approved by the Local Planning Authority. This scheme should 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

 

The scheme of archaeological investigation must only be undertaken in accordance with the approved details.

 

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

 

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

 

3.             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 (see notes to the applicant below).

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of the locality and the setting of a Non-Designated Heritage Asset in accordance with the NPPF, Policies S53 and S57 of the Central Lincolnshire Local Plan and Policy D1 of the Scothern Neighbourhood Plan. 

 

4.             No development, other than to foundations level shall take place until full details of all external doors and windows (including the proposed garage doors) at a scale of no less than 1:20 showing the 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 the locality and the setting of a Non-Designated Heritage Asset in accordance with the NPPF, Policies S53 and S57 of the Central Lincolnshire Local Plan and Policy D1 of the Scothern Neighbourhood Plan. 

 

5.             No development, other than to foundations level shall take place until a 1m square sample panel of the proposed new stonework, showing the coursing of the stonework, colour, style and texture of the mortar and bond of the 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

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of the locality and the setting of a Non-Designated Heritage Asset in accordance with the NPPF, Policies S53 and S57 of the Central Lincolnshire Local Plan and Policy D1 of the Scothern Neighbourhood Plan. 

 

6.             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 LP21 of the Central Lincolnshire Local Plan. 

 

7.             The development shall proceed wholly in accordance with the approved scheme of archaeological works approved by condition 2 of this permission. The applicant will notify the Local Planning Authority of the intention to commence at least fourteen days before the start of archaeological work in order to facilitate adequate monitoring arrangements. No variation shall take place without prior consent of the Local Planning Authority.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework.

 

8.             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 Non-Designated Heritage Asset and Listed Building in accordance with the National Planning Policy Framework and Policies S53 and S57 of the Central Lincolnshire Local Plan.

 

9.             All existing trees and hedges shown as being retained on the plans hereby approved shall be protected by protective fencing (to BS 5837:2012 standards) prior to the commencement of  development around the retained trees and hedges. The fencing should be positioned at the outer extents of the trees Root Protection Areas, as specified on Drawing No. 5314-03 Rev E dated 26/05/2023. Such fencing shall be erected before development commences including ground scraping and shall be retained at all times whilst construction work is taking place. Nothing shall be stored or placed in any root protection area, nor shall the ground levels within those areas be altered, without prior written approval of the Local Planning Authority.

Reason: To ensure that adequate measures are taken to preserve trees and hedges and their root systems whilst construction work is progressing on site in accordance the National Planning Policy Framework and Policy S66 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 S21 of the Central Lincolnshire Local Plan

 

11.          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: RD5314-04 REV D dated 21/03/2023 and 5314-03 Rev E dated 26/05/2023. 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

 

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

 

12.          Following the archaeological site work referred to in condition 7 a written report of the archaeologist’s findings shall be submitted to the Local Planning Authority and the Historic Environment Record Officer at Lincolnshire County Council within 3 months of the works hereby given consent being commenced unless otherwise agreed in writing by the Local Planning Authority; and the condition shall not be discharged until the archive of all archaeological work undertaken hitherto has been deposited with the County Museum Service, or another public depository willing to receive it.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy

Framework 

 

13.          All planting and turfing approved in the scheme of landscaping under condition 8 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 the Non-Designated Heritage Asset and Listed Building in accordance with the National Planning Policy Framework and Policies S53 and S57 of the Central Lincolnshire Local Plan.

 

14.          Notwithstanding the provisions of Classes A, AA, B, C, D, E, F, G and H of Schedule 2 Part 1 and Class A of Schedule 2 Part 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), or any Order revoking and re-enacting that Order, the buildings hereby permitted shall not be altered or extended (including the installation of solar panels), no new windows shall be inserted, and no buildings or structures shall be erected within the curtilage of the host dwelling, no new hardstanding, chimney’s or flues, microwave antenna 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 proposed dwelling/the resulting amount of space around the proposed dwelling and to safeguard the character and appearance of the host dwelling which is a Non-Designated Heritage Asset and its surroundings in accordance with Policies S53 and S57 of the Central Lincolnshire Local Plan.