Agenda item

The Committee considered the third application of the evening, that being application number 00360, for the erection of 1no. dwelling with associated access on land at 2 School Lane, Grayingham. With no updates from the Officer, there was a short presentation in which it was noted that the application was before the Committee as Grayingham Parish Meeting referred to the development, in cumulation with the dwelling (147469) previously approved to the east, and would now constitute a 'multiple' infill development and would not meet with Policy S1. It was the Officer’s opinion that it was a single infill development, being sited in between the host dwelling and the dwelling which was now substantially constructed, and would meet with the definition of an infill within the glossary of the Central Lincolnshire Local Plan.

 

The Chairman noted there were three registered speakers, the first being Mr Geoff Boothby, representative of the Grayingham Parish Meeting. Unfortunately Mr Boothby had not been able to attend and so had been permitted to submit a written statement. The following statement was read aloud on his behalf.

 

“On behalf of Grayingham Parish Meeting, I would like to present the following comments for this committee to consider while determining the Application.

 

At a parish meeting held to discuss this application, about 50% of the homes in Grayingham were represented at that meeting or tended apologies sending their comments to the parish for submission, all comments received were against granting permission for this second dwelling based on the following:

 

Impact on the character of Grayingham; Planning policy defines Grayingham as a settlement not listed elsewhere in this policy and goes on to state ‘…of such hamlets, development will be limited to single dwelling infill’. Within the last seven months a ‘single infill Dwelling’ on Land, also associated with No.2 School Lane was granted permission, it is currently under construction. We believe that this dwelling should be taken into account when determining this new application. In our opinion, the developer has exploited the single infill policy by submitting this second application to achieve what is becoming a ‘multiple infill’ development. This is creating a cramming effect, not in keeping with the surroundings. It will significantly change the rural open feel of School Lane, creating a character more like an urban development in what is a rural settlement in the open countryside. It is disappointing the developer didn’t have a more sympathetic approach, involving the community of their intensions, up front, as this area of land was always considered to attract maybe one or two suitably spaced dwelling in the future.

 

Grayingham relies on the NPPF & Central Lincolnshire Local Plan 2023 Policies to provide the controls on development in these settlements; These policies should ensure the characters of small rural settlements are retained. That character being the very reason many residents came & wished to continue living here.

 

Grayingham is not considered a sustainable location for further new developments. There is very little work within the Parish & a lack of facilities to meet the day-to-day needs of residents.

 

Access and issues with School Lane: Highways Safety, School Lane at a width of only 2.5 metres, is extremely narrow with risks involved when larger vehicles turn into school lane only then do they find no suitable turning area up the lane, thus have to reverse back down the lane & out on to Low Road ‘blind’. This occurs often, particularly with delivery vans & drivers unfamiliar with the Grayingham. Previously this has resulted in one resident nearly being knocked down, having to jump out of the way of the reversing vehicle. Note that Grayingham has no actual footpaths just verges of varying widths throughout the settlement. Another resident who lives on Low Road near the junction with School Lane had their parked car damaged by a vehicle reversing out ‘blind’ on to Low Road. Although the proposed dwelling will have a private turning space for their own smaller vehicles, these spaces are ‘private’ will not help larger vehicles turn round to exit the lane in a forward direction. Note - The one letter of support, although not sent to the parish, referenced that ‘highway safety not a problem’ that’s because they had a large access & turning space on their property for their delivery vehicles.

 

Foul water Infrastructure: Grayingham residents are very concerned about the effect more growth will have on the existing capacity of our utility services; particularly with reference to the sewerage infrastructure. Resident living close to the Grayingham sewerage pumping station, see road tankers visiting to remove excess volume when the pumping station is unable to cope, it often is in winter & during periods of heavy rainfall. Parish suggests the sewerage infrastructure may be already over its design capacity. We understand that Grayingham had only a total of 20 dwellings in 1971 when the Mains Sewerage System was installed, we don’t know what the actual designed capacity is in terms of number of dwellings, we do know that it now has over 130% more properties connected to the system today. Severn Trent Water advise the system should ‘theoretically’ cope with the current number of dwellings in Grayingham; In practice this theory has been proved incorrect as problems are witnessed by residents who have experienced foul water backing up in their drains when heavy rainfall occurs, the parish believe rainfall has not been factored in to the theory. This results in STW, particularly in wintertime, needing to assist the Grayingham Pumping station to empty by using road tankers, but often don’t or cannot respond to the situation fast enough. Building more dwellings will just make matters worse.

 

Thank you for this opportunity to address the planning committee.”

 

The Chairman invited the second speaker, Kate Kelly, Agent for the Applicant, to address the Committee. She stated that the site was an existing garden area for number 2 School Lane and met the definition of infill, was within the existing development and did comply with policy. She highlighted that all policies had been met, there had been no concerns raised from the Highways Agency, and that public concerns regarding the problems with the lane would remain whether the dwelling was there or not. She stated that disruptions during the construction phase would be kept to a minimum, as the intention was for the dwelling to be built quickly. It was also highlighted that the drainage plans for the recently constructed property had been approved and a similar approach would be taken with this proposal. She highlighted the letter of support which had been received, stating that the land had been used as a car breakers’ yard, meaning the proposal would have no greater detriment than previous uses of the land. She thanked the Committee for their time and requested support for the Officer recommendation to approve.

 

The third and final speaker, Mr David Harrison, was invited to address the Committee.

 

Note:              Councillor K. Carless left the Chamber at 7:32pm

 

Mr Harrison thanked the Committee for the opportunity to speak, and stated his support for the comments from the Parish Meeting. He recognised that Members could only deal with the application that was placed before them, however stated his belief that there was the intention of building more dwellings, with each one being applied for individually to fulfil the criteria of infill construction. He requested Members to be sympathetic to the concerns of residents, highlighting that should the area be developed in such a piecemeal manner, it would detract from the character of Grayingham, and it would be preferable for the full intentions to be clear from the outset, meaning the development could be designed in a manner to compliment the existing area. Mr Harrison demonstrated the spread of the site on the maps shown to the Committee, suggesting to the Committee the space for additional builds to be requested. He reiterated the risk this posed to Grayingham, not that new construction should be restricted, but that it should be undertaken in an open manner with the design approved as a whole. He repeated his understanding that Members needed to address the proposal as it was presented to them, however he again requested that they consider the use of the land as whole, rather than piecemeal development.

 

Note:              Councillor K. Carless returned to the Chamber at 7:35pm

 

The Chairman thanked all speakers and, on inviting Members of the Committee to offer comments, there were concerns raised regarding the pumping station and whether it was fit for purpose. Officers highlighted that the drainage hierarchy was being followed and it was not for the developer to resolve existing concerns. In response to queries regarding the suggested piecemeal approach, it was confirmed that there was a variety of styles and designs in Grayingham and therefore there was no obvious style to be adhered to.

 

Members expressed their recognition of the concerns raised by Mr Harrison, however also agreed that they could only address the proposal that was presented to them. Therefore, having been moved, seconded and voted upon it was agreed 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:

 

None.

 

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

 

2.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:

·         Location Plan 708. 01 Rev B;

·         Scheme Floor Plans and Elevations 708.04 Rev C;

·         Scheme Block Plan 708.03 Rev B;

·         External Materials Sheet;

·         All received 11th May 2024.

 

The work, including proposed materials shall be carried out in accordance with the details shown on the approved plans.

 

Reason: To ensure the development proceeds in accordance with the approved plans.

 

3. The Biodiversity Gain Plan shall be prepared in accordance with the Ecological and Biodiversity Net Gain Statement dated August 2024 and prepared by ESL Ecological Services.

 

Reason: To ensure the development delivers a biodiversity net gain in accordance with Schedule 7A of the Town and Country Planning Act 1990.

 

4. The development hereby approved shall proceed in accordance with the surface water and foul drainage details submitted as part of the application, as shown on plan reference 708.03 Rev B. The development shall only proceed in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To ensure adequate drainage facilities are provided to serve the development and to prevent pollution of the water environment in accordance with Policy S21 of the Central Lincolnshire Local Plan 2023.

 

5. The development hereby permitted shall be carried out in full accordance with the details set out in the submitted Energy Statement by G Reports received 08/02/2024 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).

 

6.Prior to the occupation of the dwelling hereby approved a written verification statement shall be submitted to demonstrate that the approved scheme has been implemented in full, in accordance with the submitted Energy Statement by G Reports received 08/02/2024 and approved 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).

 

7. The proposed landscaping hereby approved as shown on drawing no.708.03 Rev B shall be carried out in the first planting season following the occupation of the extension 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: In the interests of providing biodiversity enhancements in accordance with the requirements of Policies S53, S60 and S61 of the Central Lincolnshire Local Plan.

 

8. The development hereby permitted shall proceed in strict accordance with the recommendations contained within Section 6 of the Ecological Appraisal by ESL dated August 2024.

 

Reason: In the interests of protected species in accordance with Policies S60 and S61 of the Central Lincolnshire Local Plan and the provisions of the NPPF.

 

9. Prior to occupation of the approved dwellings evidence must be submitted to the local planning authority that a rainwater harvesting butt of a minimum 100 litres has been installed.

 

Reason: In the interests of sustainable water management in accordance with policy S12 of the Central Lincolnshire Local Plan.

 

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

 

10. 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 hereby approved. Without express planning permission from the Local Planning Authority.

 

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