Agenda item

Members of the Committee gave consideration to the second application of the evening, application number 148017, seeking planning permission to erect ten bungalows for social housing with associated highway, landscaping and boundary treatments, on land off Riby Road, Keelby.

 

The Officer issued a correction to the report, noting that on page 66 of the document pack the table referring to one bed with one parking space should instead read as one bed with two parking spaces, in line with the information on page 69. It was explained that on page 48 of the document pack, it detailed an appeal cancellation on a site nearby by the Planning Inspectorate, pertaining to planning application 147537; however, it had since been confirmed that the appeal had been reinstated and would proceed to determination with a hearing date to be confirmed.

 

The Officer proceeded to introduce the application to the Committee, highlighting the location, access, and key features of the site.

 

The Democratic and Civic Officer stated that there was one registered speaker; Mr Matt Deakins, as Agent, was invited to address the Committee.

 

Mr Deakins explained that the application was for a residential development of social housing on the southern edge of Keelby. It was noted that the proposal involved only part of this open space, which was classed as a rural exception site. The Agent explained that an edge-of-village location was deemed common for social housing, with a nearby development serving as a good example.

 

Mr Deakins continued, adding that the proposal was for 100% affordable housing to meet an identified need determined by Housing Officers. It was stated that the demand for one-bedroom and some two-bedroom properties was reflected in the mix, with eight out of the ten dwellings being one-bedroom properties. It was emphasised that such developments were typically built by housing associations, as speculative developers would rarely build one-bedroom properties outside of large towns and city centres.

 

The Agent explained that they aimed to retain half of the open space and enhance it with biodiversity enhancements such as new tree planting and hedge planting. It was noted that the area would be open and accessible to the public for the first time, providing a benefit to the local area. The development, consisting of bungalows, was expected to have minimal effects on the location’s character alongside minimal effects on school or nursery places within the village.

 

Mr Deakins addressed concerns from residents about the impact on village infrastructure, with assurances that the development would have minimal impact. It was stated that the proposal included on-street and off-street parking, ensuring no pressure on existing parking in the surrounding area.

 

It was confirmed that the new dwellings were designed to be water and energy efficient, with solar panels generating all the energy needed over the course of a year. According to the Agent, Anglian Water had confirmed that the village's water mains and foundry management could accept the development. With regard to surface water, it was noted that it would be managed through a sustainable drainage system connected at a controlled rate to an existing dike.

 

Mr Deakins concluded by stated that the scheme had evolved significantly through collaboration with Officers over the past year, and it was hoped that the Committee would support the application.

 

With no further Officer response, Members were invited to comment.

 

A Member of the Committee queried access into the homes for people with disabilities or enabled access; it was noted that the housing association likely had measures in place, but specific details were not found in the application.

 

In response to a question about the impact of tree roots under houses, driveways, and roads, the Officer confirmed that the tree under the protection order was a significant distance from the houses, minimising potential issues.

 

A Member of the Committee raised concerns about the site's suitability for social housing due to its location and the potential adverse health impacts from noise pollution. It was stated that the nature of the proposed properties suggested they were intended for economically inactive people, such as retirees or those with health issues, who may spend longer in their homes. It was highlighted that the site was immediately alongside the A18, a well-used road with significant traffic volume, leading to noise intrusion throughout the day and night. The Committee Member continued, citing that the application was an exception to both the CLLP and the Keelby Neighbourhood Plan; specific reference was made to policy S53 and S54 of the CLLP, noting, amongst other reasons, that the site for the proposed development would be better suited in a more central location, and that housing needed to be adequate for needs of the residents. It was highlighted that the application was not aligned with section 12 of the National Planning Policy Framework, citing health and wellbeing concerns. Based on these considerations, the Member of the Committee proposed to refuse the planning permission. These concerns were later reiterated by other Members of the Committee, highlighting the proposed development’s lack of suitability for the location.

 

The Officer reiterated that the housing would not be specific to a particular age group, which was important to remember when considering the application.

 

Upon clarification, the Member of the Committee proposing refusal cited that the application was contrary to policy one of the Keelby Neighbourhood Plan, and policy S65 of the CLLP, which designated important open space. It was stated that the loss of this open space was highlighted as a key issue. Additional concerns included accessibility to facilities and health impacts due to the proximity to the A18.

 

In response to concerns about the potential noise pollution, a Member of the Committee highlighted that some residents may feel safer in that particular environment.

 

Questions were raised about the utilisation of Hubert Ward House, in response the Officer explained that the need for the proposed housing type was identified in the report, but the reasons for the under-utilisation of Hubert Ward House was not known.

 

A query was raised regarding the parking standards and the need for social housing in Keelby. It was confirmed that the amended scheme met both the Central Lincolnshire Local Plan and Keelby Neighbourhood Plan parking standards, with the need for one and two-bedroom houses within the village was identified by the housing team.

 

Concerns were acknowledged regarding the development, but it was noted that the inclusion of affordable homes, bungalows, and energy-efficient features such as solar panels were commendable. A Member of the Committee welcomed the affordability of bungalows with such features. While there were concerns about the paddock and the use of open space, they believed it was mitigated by the fact that the space would be opened to the community, enhancing the quality of life for residents. As a result, a Member of the Committee proposed to accept the Officer’s recommendation, emphasising the benefits of the ten bungalows, with the belief that the development would provide significant benefits to the area.

 

A Member of the Committee praised the design, accessibility, parking provisions, and the opening of previously inaccessible green space. The need for housing for older people living alone in large houses was emphasised, and the development was seen as addressing this need.

 

In response to a question about flood mitigation measures, the Officer noted that the site was in flood zone 1, indicating a low risk of flooding. It was clarified that further details on the drainage system had been requested as part of the condition, ensuring it would meet the demands of the development and not cause any risk to surrounding properties.

 

Having been proposed and seconded, the motion to refuse the planning application was voted upon, however, with no majority vote in favour of the refusal, the motion was therefore lost.

 

The proposal to accept the Officer's recommendations was duly seconded and voted upon. It was therefore agreed that planning permission be GRANTED subject to Bilateral S106 Legal Agreement:

 

·         10 Affordable Homes

·         A request of £1800 facilitate a Traffic Regulation Order

·         Open Space Management and Maintenance

 

and the following conditions:

 

Recommended Conditions:

 

Conditions stating the time by which the development must be commenced:

 

1. The development hereby permitted must 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 must take place until an Arboricultural Method Statement with an accompanied tree protection plan created by a suitably qualified person has been submitted to and approved in writing by the Local Planning Authority. The Arboricultural Method Statement must include the following details:

 

•      tree protection measures plan including ground protection and root protection areas

•      no-dig footpath construction specification including materials and installation method

•      Clearance and development within or adjacent root protection area of the protected lime tree

•      No changes to the ground levels with the RPA of the lime tree other than a maximum 1m wide soil slope from the edge of the footpath closest to T1 to the existing/current soil levels.

 

The approved tree protection measures must be installed prior to commencement of the development and retained in place until the development is fully completed. The development must be completed in strict accordance with the approved details.

 

Reason: To safeguard the protected tree to the adjacent the front of the site during construction works, in the interest of the health of the tree and the visual amenity of street scene to accord with the National Planning Policy Framework. local policy S66 of the Central Lincolnshire Local Plan 2023 and Policy 1 of the Keelby Neighbourhood Plan.

 

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

 

3. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved must be carried out in accordance with the following proposed drawings:

 

·         RD:5399-04 Rev K dated 9th January 2025 – Site Plan

·         RD:5399-08 Rev A dated 16th February 2025 – One Bedroom Bungalow Elevations and Floor Plans

·         RD:5399-09 Rev A dated 16th February 2025 – Two Bedroom Bungalow Elevations and Floor Plans

·         RD:5399-011 Rev J dated 9th January 2025 – Habitat Plan

·         1115-2404-CIV-01 Rev P1 dated 29th December 2024 – Levels

·         1115-2404-CIV-10 Rev P4 dated 29th December 2024 – Drainage Strategy

·         1115-2404-CIV-20 Rev P2 dated 29th December 2024 – Road Setting Out and Longitudinal Sections

·         1115-2404-CIV-30 Rev P2 dated 29th December 2024 – External Works Construction Details

·         1115-2404-CIV-50 Rev P1 dated 30th January 2024 – Private Drainage Construction Details Sheet 1 of 2

·         1115-2404-CIV-51 Rev P1 dated 30th August 2021 – Private Drainage Construction Details Sheet 2 of 2

·         1115-2404-CIV-S278 Rev P4 dated 29th December 2024 – Stage 1 Section 278 Layout

 

The works must 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, Local Policy S1, S4, S22, S47, S49 and S53 of the Central Lincolnshire Local Plan 2023-2043 and Policy 1, 2b and 3 of the Keelby Neighbourhood Plan.

 

4. No development above ground level must take place until details of a scheme for the disposal of foul and surface water from the site (including the results of any necessary soakaway/percolation tests and connectivity plan) have been submitted to and approved in writing by the Local Planning Authority. No operation of the development must take place until the approved scheme has been fully completed.

 

Reason: To ensure adequate drainage facilities are provided to serve each dwelling, to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework, Local Policy S21 of the Central Lincolnshire Local Plan 2023-2043 and Policy 1, 2b and 3 of the Keelby Neighbourhood Plan.

 

5. No construction works above ground level must take place until details of the external materials listed below have been submitted or inspected on site and agreed in writing by the Local Planning Authority.

 

·         Brick Type

·         Roof Materials

·         Render Colour and Finish

·         Rainwater Goods and Downpipes including the Colour

·         All Windows and Doors

 

The development must be completed in strict accordance with the approved details.

 

Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the site and the surrounding area including the setting of the Listed Church to accord with the National Planning Policy Framework, Local Policies S53 and S65 of the Central Lincolnshire Local Plan 2023-2043 and Policy 1, 2b and 3 of the Keelby Neighbourhood Plan.

 

6. No development above ground level must take place until a scheme has been agreed in writing by the local planning authority for the construction of a 1.2 metre wide footway and tactile crossing, together with arrangements for the disposal of surface water run-off from the highway linking the development site to the pedestrian footpath to the south west of Cotham Gardens and the junction of Cotham Gardens and Riby Road. The development must be completed in strict accordance with the agreed scheme and fully installed before the occupation of any of the approved dwellings.

 

Reason: To ensure safe access to the site, each dwelling and the bus stop in the interests of residential amenity, convenience and safety to accord with the National Planning Policy Framework, Local Policies S47 of the Central Lincolnshire Local Plan 2023-2043 and Policy 1, 2b and 3 of the Keelby Neighbourhood Plan.

 

7. The development hereby permitted shall be carried out in full accordance with the details set out in the submitted Energy and Sustainability Statement dated 16th February 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 2023-2043.

 

8. No occupation must take place until a written verification statement to demonstrate that the approved scheme has been implemented in strict accordance with the submitted Energy and Sustainability Statement dated 16th February 2024 has been submitted to and approved in writing by the 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 2023-2043.

 

9. No occupation of each individual dwelling must take place until the individual dwellings driveway and parking spaces identified on site plan RD:5399-04 Rev K dated 9th January 2025 has been fully completed and retained for that use thereafter.

 

Reason: To ensure safe access to the site and each dwelling/building in the interests of residential amenity, convenience and safety and to allow vehicles to enter and leave the highway in a forward gear in the interests of highway safety to accord with the National Planning Policy Framework, Local Policy S47 of the Central Lincolnshire Local Plan 2023-2043 and Policy 1, 2b and 3 of the Keelby Neighbourhood Plan.

 

10. If during the course of development, contamination is found to be present on site, then no further development (unless otherwise agreed in writing by the local planning authority) must be carried out until a method statement detailing how and when the contamination is to be dealt with has been submitted to and approved in writing by the local planning authority. The contamination must then be dealt with in accordance with the approved details.

 

Reason: In order to safeguard human health and the water environment and to accord with the National Planning Policy Framework, Local Policy S56 of the Central Lincolnshire Local Plan 2023-2043.

 

11. No development must take place until details including a plan of the position of 5 bat boxes and 5 swift boxes, as per the recommendations of the Preliminary Ecological Appraisal by CGC Ecology dated August 2023 has been submitted to and approved by the Local Planning Authority. The approved boxes must be retained as such thereafter.

 

Reason: In the interest of nature conservation to accord with the National Planning Policy Framework and Local Policy S60 of the Central Lincolnshire Local Plan 2023-2043.

 

12. Apart from the bat and bird boxes approved in condition 10 of this permission the development hereby approved must only be carried out in accordance with the recommendations set out in section 5 of the Preliminary Ecological Appraisal by CGC Ecology dated August 2023.

 

Reason: In the interest of nature conservation to accord with the National Planning Policy Framework and local policy S60 of the Central Lincolnshire Local Plan 2023-2043.

 

13. No development above ground level must take place until a comprehensive landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. Details to include:

 

·         Type, height and position of all boundary treatments (including hedgehog fencing).

·         Material finish of all hardstanding (access road, driveways, bay parking, patios and paths).

·         Species, planting height, formation and position of new trees and hedging.

·         The development must be completed in strict accordance with the approved landscaping scheme.

 

Reason: To ensure that appropriate landscaping is introduced and would not unacceptably impact on the character and appearance of the site and the surrounding area or the amenity of nearby residents to accord with the National Planning Policy Framework, Local Policies S53 and S66 of the Central Lincolnshire Local Plan 2023-2043 and Policy 1, 2b and 3 of the Keelby Neighbourhood Plan.

 

14. A rainwater harvesting butt of a minimum 100 litres must be installed in the external space of each dwelling and retained as such thereafter.

 

Reason: In the interests of sustainable water management to accord with the National Planning Policy Framework and Local Policy S12 of the Central Lincolnshire Local Plan 2023-2043.

 

15. The development must be completed in strict accordance with the Biodiversity Net Gain Plan dated January 2025 and prepared by CGC Ecology.

 

Reason: To ensure the development delivers a biodiversity net gain on site to accord with the National Planning Policy Framework and local policy S60 of the Central Lincolnshire Local Plan 2023-2043.

 

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

 

16. All planting or turfing comprised in the approved details of landscaping (see condition 12 of this permission) must be carried out in the first planting and seeding season following the completion of the development, whichever is the sooner; and 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 must 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 that additional trees are provided within the site to mitigate for the trees which are to be removed to accord with the National Planning Policy Framework, local policies S53 and S66 of the Central Lincolnshire Local Plan 2023-2043 and Policy 1, 2b and 3 of the Keelby Neighbourhood Plan.

 

17. The dwellings hereby approved shall be constructed to ensure that the consumption of wholesome water by persons occupying the dwellings 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 the National Planning Policy Framework and Local Policy S12 of the Central Lincolnshire Local Plan 2023-2043.

 

18. 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.

 

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.