Agenda item

The Committee gave consideration to the first application on the agenda, application number 147988, seeking outline permission for the erection of up to 53 dwellings with access to be considered and not reserved for subsequent applications; and, full planning application for erection of a boundary wall and new driveway associated with no.36 St Germains Way, on land south west of Dunholme Road, Scothern.

 

The Officer gave an update to the Committee regarding the published report, it was explained that local planning authority was content that the biomass tanks were no in longer place and had been removed satisfying one of the criteria for development of the site.

 

The Democratic and Civic Officer stated there was registered speaker, and Mr Daniel Evans, as Agent, was invited to address the Committee.

 

Mr Evans explained that the proposed site for up to 53 new dwellings in Scothern had been identified within the Central Lincolnshire Local Plan (CLLP) as a sustainable location for development. It was added that the site had been allocated for development in both the CLLP and the community’s own Neighbourhood Plan, which had been adopted in June 2024.

 

The Agent informed Members that the site provided a logical and natural extension to the village and would form a second phase to the popular development on St Germain’s Way, developed in 2019 by a local, family-run construction company.

 

Mr Evans stated that the Planning Officer’s report had confirmed that the site represented an appropriate location for housing development, would support local services and facilities, and was ideally located with good connectivity to the village.

 

It was added that the Lead Local Flood Authority had confirmed that the development would not lead to an increase in surface water flood risk due to the drainage strategy to be employed on site. The Agent noted that the development would contribute to local schools and NHS services, providing a capital contribution towards local infrastructure necessary to serve the development.

 

It was concluded that the application was not subject to any objections by statutory consultees and complied with all parts of the development plan; therefore, the Agent requested that the Committee upheld the Officer’s recommendation to grant planning permission.

 

The speaker was thanked for his time and comments sought from the Committee.

 

In response to questions regarding the rear of the site, the Officer clarified that the site was connected to the garden centre and that the tanks were no longer present. It was added that the boundary of the site would be landscaped to provide an appropriate green buffer with the countryside.

 

The Officer responded to a query regarding the proposed attenuation pond, explaining that it would likely be dry for most of the year and details regarding fences would be addressed in a future application. It was noted that the current application sought approval for the principle of the proposed development and the access to serve the site.

 

In response to a query regarding the turning area for waste vehicles, the Officer confirmed that this would be addressed in the decision notice to the Developer, ensuring accessibility for waste vehicles.

 

Clarification was sought on the recommended decision to defer and delegate approval to Officers, subject to conditions and the completion of a section 106 legal agreement. In response, the Officer stated that the education contribution would be calculated using a standard formula following the reserved matters submission, as the specific number and size of houses were not yet determined.

 

A Member of the Committee queried the parking provision in front of the proposed houses. In response, the Officer clarified that the level of parking was not a focus of discussion at the Committee meeting, but future applications would need to adhere to parking standards in the CLLP.

 

Questions were posed about the potential for flooding in the village and whether the development would exacerbate existing issues, citing the concerns of the Parish Council. The Officer confirmed that the development would present a betterment to the existing situation by storing water and discharging it at a restricted rate, thereby reducing the risk of flooding in surrounding areas.

 

Further discussion ensued, with concerns about the site's topography and the potential for flash flooding highlighted. A proposal for a site visit was made to allow Members to better understand the location and its drainage issues. The Officer responded to the concerns highlighting conditions which would mitigate flood risk, and noting that a drainage strategy had been submitted by the Applicants with no objections from the local flood authority.

 

A Member of the Committee expressed disagreement with the need for a site visit due to the application being an outline plan, therefore, a proposal was made to approve the application in line with the Officer's recommendations.

 

A concern was raised about the site being mud-filled due to surface water and construction vehicles; the Officer clarified that condition eight required details to be submitted and facilities for washing wheels, chassis, and bodywork of construction vehicles to be provided.

 

In response to a question regarding the site’s topography, the Officer confirmed that the water would flow south to the Beck at a restricted rate, determined through engineering drawings. It was stated that the development was not expected to lead to flooding or increase flooding issues and would likely provide a betterment to the existing situation.

 

In response to a question about the local highway authority’s request for the development to fund village-wide improvements, the Officer explained that the request was deemed unnecessary for making the development acceptable, as it went beyond what could reasonably be asked of the Developers.

 

A Member of the Committee noted that many concerns would need to be addressed at the point of full planning permission, which could involve site visits. However, it was deemed unnecessary at the current stage.

 

Discussion drew to a close and the existing proposal to accept the Officer’s recommendation was modified, with an addition stating that the full application return to a future Committee meeting.

 

Having been proposed and seconded, with the amendment that the application return to a future Committee meeting noted, upon taking the vote, it was

 

RESOLVED that approval to GRANT planning permission be delegated back to Officers subject to conditions and the completion of a Section 106 legal agreement that delivered:

 

Education: A contribution to be paid on completion of 50% of the development to increase primary school capacity to accommodate the amount of primary school places expected to be generated from the development;

 

NHS: A contribution of up to £33,522.50 on completion of 50% of the dwellings in order to contribute to the extension of existing medical facilities;

 

Affordable Housing: 25% of the dwellings to be delivered as affordable housing. The tenure split shall be: 25% First Homes; 15% Shared Ownership and 60% Affordable Rent;

 

Biodiversity Net Gain: To include delivery and monitoring of BNG following reserved matters submission and approval with a monitoring fee of £6637.00 required;

 

and imposition of the following conditions:

 

Outline Permission

 

1.Application for approval of the reserved matters must be made to the Local Planning Authority before the expiration of three years from the date of this permission.

 

Reason:  To conform with Section 92 (2) of the Town and Country Planning Act 1990 (as amended).

 

2. No development must take place until, plans and particulars of the appearance, layout and scale of the buildings to be erected and the landscaping of the site (hereinafter called “the reserved matters”) have been submitted to and approved in writing by the Local Planning Authority, and the development must be carried out in accordance with those details.

 

Reason: The application is in outline only and the Local Planning Authority wishes to ensure that these details which have not yet been submitted are appropriate for the locality. 

 

3.The development hereby permitted must be begun before the expiration of two years from the date of final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

 

Reason: To conform with Section 92 (2) of the Town and Country Planning Act 1990 (as amended).

 

4. The reserved matters planning application submitted to the Local Planning Authority considering landscaping, layout, scale and appearance must be accompanied by an Energy Statement to accord with the requirements of local policy S6 and S7 of the Central Lincolnshire Local Plan 2023 and D2 of the Scothern Neighbourhood Plan. The development must thereafter proceed only in accordance with the agreed Energy Statement, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: In order to ensure efficient buildings and reduce energy consumption, to accord with the National Planning Policy Framework and policies S6 and S7 of the Central Lincolnshire Local Plan 2023.

 

5.  The reserved matters planning application submitted to the Local Planning Authority considering landscaping, layout, scale and appearance must contain details of existing and proposed levels, with dwellings along the southern boundary with the Scothern beck to have a floor level 300mm higher than existing ground levels. 

 

Reason: To reduce the risk of flooding in accordance with policy S21 of the Central Lincolnshire Local Plan.

 

6. The reserved matters planning application submitted to the Local Planning Authority considering landscaping, layout, scale and appearance must contain details of the provision of a linear green buffer landscaped with trees and a hedgerow to the west of the site between the new development and the open countryside; retention of the existing hedgerows around the site; and natural boundary treatments through the use of hedgerows where those boundaries are adjacent to open countryside;

 

Reason: To accord with the site specific development requirements of policy H3 of the Scothern Neighbourhood Plan.

 

7. No development shall commence until a surface water and foul water drainage scheme has been submitted to and approved in writing by the Local Planning Authority The scheme shall:

·         be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. 

·         provide flood exceedance routing for storm event greater than 1 in 100 year. 

·         provide details of how run-off will be safely conveyed and attenuated during storms upto and including the 1 in 100 year critical storm event with an allowance for climate change, from all hard surfaced areas within the development to the existing local drainage infrastructure and watercourse system without exceeding the run off rate for the undeveloped site. 

·         provide attenuation details and discharge rates which shall be restricted to an agreed greenfield run off rate. 

·         provide details of the timetable for and any phasing of implementation for the drainage scheme; and 

·         provide details of how the scheme shall be maintained and managed over the lifetime of the development including any arrangements for adoption by a public body or statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

No dwelling shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full, in accordance with the approved details.

 

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, or upstream in accordance with policy S21 of the Central Lincolnshire Local Plan.

 

8. No development shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the local planning authority. The CEMP shall indicate measures to mitigate the adverse impacts of noise and disturbance and vehicle activity and the means to manage the drainage of the site during the construction stage of the permitted development. The CEMP shall include 

 

a)    Location of the site compound and routing of construction and delivery vehicles

b)    Parking and turning areas for construction vehicles, delivery vehicles and site personnel;

c)    Temporary traffic management signage;

d)    Access points, loading/unloading and turning areas for construction traffic;

e)    Hours of operation and timing of deliveries which are to be between 07:30 to 18:00 Monday to Friday, 08:00 to 13:00 on a Saturday and at no time on a Sunday or Bank Holiday unless in association with an emergency;

f)     Dust suppression, odour suppression and vapour suppression methods;

g)    fencing/hoardings to any compounds;

h)    Structures to be located within compounds and any proposed lighting including measures to limit light spillage to the public highway and to nearby residents;

i)     Plant, equipment and machinery to be installed within the compound including details of hours of operation and noise during operation;

j)     Facilities for washing the wheels, chassis and bodywork of construction vehicles free of mud;

k)    Storage and removal of demolition and construction waste;

l)     Construction activities to be carried out in accordance with best practice pollution prevention guidelines.

 

Reason: In the interests of highway safety and to restrict disruption to the living conditions of neighbouring dwellings and the surrounding area from noise, dust and vibration in accordance with policies S47 and S53 of the Central Lincolnshire Local Plan.

 

9. No development must take place until details of mink traps installed in collaboration with Greater Lincolnshire Nature Partnership “Operation Water vole” including their positions, types and specifications are submitted to and approved by the Local Planning Authority. The details approved must be retained as such thereafter as per requirements of Operation Water Vole.

 

Reason: In the interest of nature conservation and to accord with the National Planning Policy Framework and local policy S61 of the Central Lincolnshire Local Plan 2023.

 

10. No development shall take place until a Construction Ecological Management Plan (CoEMP) has been submitted to and approved in writing by the local planning authority. The CoEMP protection plan shall include:

 

A plan showing habitat protection zones;

Details of development and construction methods measures to be taken to minimise the impact of any works on habitats/wildlife.

Details of any precautionary method statements for protected species

Details of a sensitive lighting strategy

Details of wildlife friendly landscaping within curtilage of private dwellings (including native tree planting)

Details, specification location of hedgehog highway boundaries throughout the site

Details, specification, locations of amphibian friendly curb and drain treatments.

Details, specification and location of the following species incorporated into private dwellings across the site

 

• 20x small hole bird box/brick, 5x open fronted bird box, 12x multi species bird box/brick [installed in groups of 3], 9x Swift box/brick [installed in groups of 3], 1 x kestrel box, 1x owl box
• 20x small bat box/brick. 5x large bat box, 10x multi chamber bat box, 10x bat lofts [2 access tiles each
• 1 to 2 bee/insect bricks per dwelling

 

The CEMP shall be implemented in accordance with the approved plan. All features to be installed within private dwellings shall be installed prior to occupation and retained a such thereafter.

 

Reason: In the interest of nature conservation and to accord with the National Planning Policy Framework and local policy S60 of the Central Lincolnshire Local Plan 2023.

 

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

 

11. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved relates to the following drawings:

Site Location Plan Drawing No. J1418 001 Rev B

Block Plan Drawing No. J1418 002 Rev A 

Proposed Access Drawing No. J1418 005 Rev D

Proposed Boundary Details J1418 006 Rev B

 

Reason: In the interests of proper planning

 

12. No works above ground level shall take place until details of the proposed public open space including planting plans, written specification, schedules of plants and species and any outdoor seating or equipment to serve the development have been submitted to and approved in writing by the local planning authority. The details submitted must demonstrate compliance with Appendix 3: Open Space Standards of the Central Lincolnshire Local Plan adopted 2023 and compliance with the latest Central Lincolnshire Developer Contributions Supplementary Planning Document (or similar subsequent document).”

 

Reason: To ensure sufficient provision of open space to serve the development in accordance with policies S51 and S53 of the Central Lincolnshire Local Plan.

 

13. The public open space details approved by condition 12 must be provided on site prior to first occupation of the dwellings approved or to a timescale and phasing that has been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure the timely provision of public open space to accord with Policy S51 of the Central Lincolnshire Local Plan.

 

14. The dwelling/s hereby approved shall be constructed to ensure that the consumption of wholesome water by persons occupying the dwelling/s is in accordance with the Building Regulations Approved Document G, Requirement G2/Regulation 36 Optional Technical Requirement of 110 litres per person per day.

 

Reason: To minimise impacts on the water environment and to accord with Optional Technical Housing Standards to accord with Policies S12 and S53 of the Central Lincolnshire Local Plan (2023)

 

15. No services must be laid within the development for the provision of piped natural gas.

 

Reason: In the interests of energy efficiency to accord with the National Planning Policy Framework and local policy S6 and S7 of the Central Lincolnshire Local Plan 2023.

 

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

 

16. No dwellings shall be occupied until the works shown on Proposed Access Drawing No. J1418 005 Rev D have been completed in full.

 

Reason: In the interests of highway safety in accordance with policy S47 of the Central Lincolnshire Local Plan.

 

17. Before any dwelling is occupied, all of that part of the estate road and associated footways that forms the junction with the main road and which will be constructed within the limits of the existing highway, shall be laid out and constructed to finished surface levels in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority.

 

Reason: In the interests of highway safety, to avoid the creation of pedestrian trip hazards within the public highway from surfacing materials, manholes and gullies that may otherwise remain for an extended period at dissimilar, interim construction levels in accordance with policies S47 and S53 of the Central Lincolnshire Local Plan.

 

18. Before any dwelling is occupied it must have a rain harvesting water butt of a minimum 100 litre capacity within its garden area.

 

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

 

19. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no domestic oil tanks or domestic gas tanks must be placed within the curtilage of the dwelling(s) hereby approved.

 

Reason: In the interests of energy efficiency to accord with the National Planning Policy Framework and local policy S6 and S7 of the Central Lincolnshire Local Plan 2023.

 

Recommendation (full) Defer and delegate approval to officers subject to the following conditions 

 

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).

 

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:  Proposed Access Drawing No. J1418 005 Rev D; Proposed Boundary Details J1418 006 Rev B 

 

Reason: In the interests of proper planning