Agenda item

The Chairman introduced the next application, item 6(c), planning application 146628, to erect 2no. detached bungalows with detached garages & 1no. detached bungalow with attached garage at land off Caenby Road, Glentham, LN8 2EZ.

 

The Planning Officer explained that there were no updates and gave a brief presentation on the application. The Chairman informed the Committee there were two registered speakers, and invited Mr Andrew Clover, the agent for the application, to address the Committee.

 

Mr Clover thanked the Committee and explained that the site was infill, as it was between a housing development to the north and Glentham Methodist Chapel and further frontage dwellings to the south and west. He felt that developing the site to provide a row of frontage dwellings was in keeping with the character and would retain the core shape and form of this part of the village. He stated there had been careful design considerations which strengthen the sense that this area was all within the developed footprint of the village. He highlighted that advice was sought from Officers in relation to the principle of the development, with early discussions confirming that development of the site would accord with the spatial policies LP 2 and LP 4 of the previous Local Plan. As policies for the new plan were broadly similar, the principle of development continued to be acceptable.

 

It was highlighted that policy S53 required all developments must achieve a high quality, sustainable design that contributed positively to local character landscape and townscape, and supported diversity, equality and access for all, first and most importantly, the dwellings had been designed to be fully accessible and comply with Part N4 of the Building Regulations. Mr Clover detailed the building materials to be used and highlighted the endorsement from the Conservation Officer. He stated the dwellings would have air source heat pumps, photovoltaic panels and mechanical ventilation heat recovery. A preliminary ecological appraisal had been carried out and biodiversity net gain calculations produced. These calculations showed that the development would provide a net gain of 36%. Mr Clover concluded by thanking the Officers for their time and assistance and for the application process having been straightforward. He invited the Committee to approve the recommendation as per the report.

 

The Chairman thanked Mr Clover for his time and invited the second speaker, Professor Nick Blagden to address the Committee. Prof. Blagden explained he was speaking in objection to the application, on behalf of Mr Doherty, who was unable to attend the meeting.

 

The Committee heard that Caenby was designated as a hamlet and as such development was to be limited to a single dwelling such as infill development or development allocated through a Neighbourhood Plan. It was highlighted that planning decisions in Caenby had already surpassed published growth levels. Prof. Blagden explained that Mr Doherty believed the flurry of recent planning applications could not be read in isolation as it could be seen to create an unequal precedent in favour to a particular applicant. It was highlighted that Mr Doherty refuted the comments by the Case Officer that the site was more physically related to developed footprint of Glentham than the development of Caenby around Moat Farm. There was a detailed description provided of the footprint of Glentham, and Caenby, and the historic evolution of the two parishes, to further argue the point that the site was not within the developed footprint. Prof. Blagden concluded the statement by reiterating the request from Mr Doherty that the application be refused.

 

On thanking Prof. Blagden, the Chairman also invited the Officer to respond. He informed Members that the growth limits formed part of the previous Central Lincolnshire Local Plan. The focus was on the developed footprint and identified appropriate locations within settlements. The Officer stated that the proposal assessment acceptability was made with policies S1 and S4, which focused on the developed footprint and the appropriate locations.

 

Members learned that the proposal was on undeveloped land, with part of it located in the paddock. This in itself did not make it development in the countryside. It was bound by development on three sides, and the Authority felt this related more to the developed footprint, as dwellings on the other side were continuous further to the south of multiple characters. The church that was referred to in the statements was Glentham Methodist Chapel, not Caenby.

 

The Chairman invited comments from Members of the Committee, and debate ensued. Members commented on the ideal nature for a site of this size, the proposition being infill, bringing the village closer together, and the lack of objection from the Conservation Officer.

 

Members enquired whether a site visit was necessary to assess the proposition against the two parish characteristics, a lack of knowledge of the surrounding area, and to assess if the proposed dwellings affected the nearby heritage assets.

 

In response to comments about the development footprint, the Development Management Team Manager explained that though the site was in the Caenby parish, it was immediately adjacent to the properties in Glentham. It was stated that planning policy focused on land use planning, and applications were assessed using developed footprints. The only difference would the level of Community Infrastructure Levy monies that would be allocated. It was the Authority’s opinion that this proposal was an infill of the Glentham settlement, with the Caenby parish having a single developed footprint further south to the proposed site.

 

Note:              Councillor T. Smith declared a non-pecuniary interest that he was employed by Sir Edward Leigh MP, who had made a comment on the application. Councillor Smith stated that he had no conversation with about the application and would continue sitting as a Member of the Committee.

 

Having had a proposal made and seconded for a site visit to take place, the Chairman took the vote. The proposal was subsequently declared LOST.

On receiving a proposer and seconder, the Chairman then proceeded to take the vote on the Officer recommendation. It was agreed by majority vote that 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 scheme of foul sewage and surface water drainage have been submitted to and approved in writing by the Local Planning Authority. The approved details shall thereafter be implemented in accordance the approved details. 

 

Reason: To ensure appropriate foul sewage and surface water drainage in accordance with the National Planning Policy Framework and Policy S21 of the Central Lincolnshire Local Plan.

 

3.            Prior to the commencement of construction works on any dwelling, including footings being commenced, a scheme shall be agreed in writing with the Local Planning Authority relating to the verification of the post-construction energy performance of the dwelling(s) to be constructed under this permission, including a mechanism for the provision of the verification to individual home owners. The approved scheme shall be implemented in full, including mechanisms by which any shortfall in performance against the updated Energy Statement received 13^th September 2023 will be mitigated.

 

Reason: To ensure that the development takes place in accordance with the approved details and in accordance with the provisions of Policies S6 and S7 of the Central Lincolnshire Local Plan (2023).

 

4.            Prior to the commencement of the development, a Biodiversity and Landscape Management Plan shall be submitted to and approved in writing by the Local Planning Authority. This shall include the following details:

 

•Details of the size, species, planting arrangement and position of all trees, hedgerows and other vegetation to be planted in accordance with the details in the submitted Preliminary Ecological Appraisal and Biodiversity Net Gain Assessment for land off Caenby Road, Glentham, dated July 2023 and Biodiversity Metric 4.0 Calculations received 29^th August 2023. 

 

The development shall be carried out in accordance with the approved scheme.

 

Reason: To ensure that a landscaping scheme to enhance the development is provided in accordance with Policies S53, S60 and S61 of the Central Lincolnshire Local Plan and Sections 12 and 15 of the National Planning Policy Framework.

 

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: 40823-04 and 40823-05 received 3^rd May 2023 and 4823-03 REV A, 40823-07_Rev A_ and 40823-06_Rev A_Plot 3 received 14^th September 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 and to accord with the National Planning Policy Framework and Policy S53 of the Central Lincolnshire Local Plan.

 

6.            No development above foundations level shall take place until a full schedule of materials has been submitted to and agreed in writing with the Local Planning Authority. The development thereafter shall be undertaken in strict accordance with the approved details. 

 

Reason: To preserve the setting and significance of adjacent heritage assets in accordance with Section 66(1) of the Planning Listed Buildings and

Conservation Areas Act and Policy S57 of the Central Lincolnshire Local Plan. 

 

7.            No development on the garage to Plot 3 shall take place until protective fencing has been placed on the existing tree shown on 4823-03 REV A in accordance with the British Standard – BS5837:2012. The protective fencing shall remain in place until the completion of the construction works. 

 

Reason: In the interests of amenity and biodiversity in accordance with Policies S60 and S66 of the Central Lincolnshire Local Plan. 

 

8.            The development hereby permitted shall be carried out in accordance with the details set out in the updated Energy Statement received 14^th September 2023 unless otherwise agreed in writing by the Local Planning Authority.  

 

Reason: To ensure that the development takes place in accordance with the approved details and in accordance with the provisions of Policies S6 and S7 of the Central Lincolnshire Local Plan (2023).

 

9.            No services shall be laid within the development for the provision of piped natural gas.

 

Reason: In the interests of energy efficiency to accord with Policies S6 and S7 of the Central Lincolnshire Local Plan (Adopted 2023).

 

10.         The development hereby permitted shall be undertaken in accordance with the mitigation and enhancements in the following ecological documents:

 

•Preliminary Ecological Appraisal and Biodiversity Net Gain assessment for land off Caenby Road, Glentham dated July 2023; 

 

Reason: To ensure that a landscaping scheme to enhance the development is provided in accordance with Policy S60 of the Central Lincolnshire Local Plan and Sections 12 and 15 of the National Planning Policy Framework. 

 

11.         The development hereby permitted shall not be occupied unless a full frontage footway, with width matching the existing frontage footway at Chapel Court, has been installed to connect the development to the access to Plot 3, which 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 S47 of the Central Lincolnshire Local Plan. 

 

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

 

12.         Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no domestic oil tanks or domestic gas tanks shall be placed within the curtilage of the dwelling(s) herby approved.

 

Reason: In the interests of energy efficiency to accord with Policies S6 and S7 of the Central Lincolnshire Local Plan (Adopted 2023).

 

Note:              The Chairman adjourned the meeting at 8.10pm for a five minute comfort break. The meeting reconvened at 8.15pm.