Agenda item

Members of the Committee gave consideration to the final application of the evening, application number 147813, seeking planning permission to erect four dwellings with detached garages, with new access and associated works, on land at 31 Tillbridge Road, Sturton by Stow.

 

The Officer outlined several updates for the Committee to be aware of. Firstly, it was noted that there had been additional comments from residents regarding drainage, however, the comments did not alter the Officer’s recommendation. Secondly, the Officer stated that they believed all drainage matters could be secured by via conditions. Lastly, it was recommended that condition 11 be amended to specify that the driveway would be Grasscrete rather than permeable paving, as confirmed by the Applicant.

 

A short presentation was shown the Committee, highlighting the location of the proposed development and key features of the site.

 

The Democratic and Civic Officer stated that there was one registered speaker; Mr Andrew Denton, as Applicant, was invited to address the Committee.

 

The Applicant expressed gratitude to Officers for their work on the application. It was stated that the scheme had undergone multiple modifications to address concerns raised by Officers, the Parish Council, and local residents. Mr Denton noted that the number of dwellings had been reduced from five to four, with smaller bungalows now proposed for the site.

 

It was explained that efforts had been made to enhance the site's biodiversity in compliance with the relevant policies. The dwellings, it was stated, were to be constructed to a high standard, fully complying with the Council's energy policies, and using high-quality materials for durability and aesthetic appeal.

 

The Applicant explained that significant investment had already been made into the site, including the purchase of the existing house, with plans in place to regenerate and restore the dwelling. It was stated that trees had been retained in the design scheme and would be protected during construction.

 

Mr Denton continued, explaining that a fully engineered drainage system had been submitted and subsequently approved. It was noted that the engineered drainage system would prevent surface water issues and not increase flooding elsewhere. In line with the Council's energy policies, it was confirmed that the design incorporated solar panels, battery, and suitable inverters for maximum energy efficiency,

 

The Applicant stated that the local Highways authority had approved the scheme, commenting that the proposal provided a suitable access point and sufficient parking and turning within the site, ensuring no unacceptable impact on the public highway.

 

With regard to location, Mr Denton noted that the site was deemed an appropriate location for development, retaining the core shape and form of the settlement without harming the character of the village. It was emphasised that the site was within the existing built-up area of the village, as defined by the local Neighbourhood Plan.

 

To conclude, the Applicant confirmed agreement with the Officer’s proposed conditions and thanked the Committee for their time and consideration.

 

Comments were subsequently invited from Members of the Committee.

 

A Member of the Committee noted that the images provided in the report suggested a benefit to the area compared to its current state; as a result, it was proposed to accept the Officer’s recommendation. This was later reiterated by another Committee Member, who commended the collaboration between the Applicant and Officers.

 

The Parish Council’s comments were discussed, with their objections to various aspects of the application highlighted. In response, the Development Management Team Manager confirmed that they had considered the Parish Council’s concerns, particularly regarding flood risk and safety concerns. The Manager reiterated that the site was susceptible to surface water flooding, and measures such as permeable surfacing and expanding the existing pond had been proposed to address this; therefore, the development was not expected to increase the risk of flooding elsewhere.

 

The Manager continued, highlighting safety concerns related to the single-track road serving the bungalows, yet it was determined that this would not be a significant issue. It was stated that the Officers were satisfied that the application complied with policies in the Neighbourhood Plan and the CLLP.

 

A proposal to refuse the application based on the Conservation Officer's objections in the heritage section assessment was made. In response to concerns regarding the Conservation Officer's comments, the Officer responded that some harm would be caused by the introduction of the dwellings. However, the Officer stated, the harm was deemed indirect and outweighed by the provision of four market dwellings in a sustainable location for development.

 

Having been proposed and seconded, with the amendment to condition 11 noted, upon taking the vote 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:

 

2. No development shall take place until a scheme to include a Biodiversity Gain Plan and a Habitat and Management Monitoring Plan to ensure that there is a 10 percent net gain in biodiversity within a 30 year period as a result of the development has been submitted to and approved by the Local Planning Authority.

The Biodiversity Gain Plan should provide:

- the biodiversity unit values before and after development for on-site and off-site areas;

- explanation as to how the 10% BNG will be delivered

- a completed biodiversity metric calculation (macro enabled), including any off-site areas; and

- plans before and after development showing the location of on-site habitat.

 

In addition, evidence that any off-site gains in the plan have been allocated on the Biodiversity Gain register must be provided prior to the occupation of any of the dwellings approved by this permission.

 

Reason: To ensure the development compensates for the on-site biodiversity loss, and achieves an overall biodiversity net gain of 10%, to accord with Policy S61 of the Central Lincolnshire Plan.

 

3. No development shall take place until a CEMP has been submitted to and approved in writing by the local planning authority. It shall include details of faunal species enhancements including their positions, types and specifications are submitted to and approved by the Local Planning Authority. Enhancements must include:

 

 • A minimum of a single bat roost accessed via bat roof tiles incorporated into each structure.

• A minimum of a single bird nesting brick unit incorporated into each structure

• A minimum of a single bee brick unit incorporated each structure

• Hedgehog appropriate fencing

• Amphibian friendly drain and curb treatments

 

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.

 

4. No development must take place until details (including the colour) of the position, type and height of acoustic fencing along the western have been submitted to and approved by the Local Planning Authority. The acoustic fencing must be installed in strict accordance with the approved details and retained as such thereafter.

 

Reason: To protect the amenity of the adjacent neighbour’s from undue noise to accord with the National Planning Policy Framework and local policy S53 of the Central Lincolnshire Local Plan 2023.

 

5. No development must take place until a construction method statement has been submitted and agreed in writing by the local planning authority. The approved statement(s) must be adhered to throughout the construction period. The statement must provide for:

 

(i) the routeing and management of traffic;

(ii) the parking of vehicles of site operatives and visitors;

(iii) loading and unloading of plant and materials;

(iv) storage of plant and materials used in constructing the development;

(v) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

(vi) wheel cleaning facilities;

(vii) measures to control the emission of dust and dirt;

(viii) details of noise reduction measures;

(ix) a scheme for recycling/disposing of waste;

(x) the hours during which machinery may be operated, vehicles may enter and leave, and works may be carried out on the site;

 

Reason: To restrict disruption to the living conditions of the neighbouring dwelling and surrounding area from noise, dust and vibration and to accord with the National Planning Policy Framework and local policy S53 of the Central Lincolnshire Local Plan 2023.

 

6. No development shall take place until the works to extend the pond for surface water drainage as detailed on drawing RDS 11778 / 18 Rev V have been completed and evidence submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure adequate drainage facilities are provided to serve the dwellings, to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework and Policy S21 of the Central Lincolnshire Local Plan.

 

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

 

7. The proposed biodiversity landscaping and planting details as detailed in the submitted Biodiversity Metric received 16/01/2025, RDS 11778 / 16 Rev V dated 18/03/2025 and RDS 11778 / 18 Rev V dated 18/03/2025 shall be completed prior to the occupation of any dwelling and retained in perpetuity for the lifetime of the development.

 

Reason: To protect and enhance the biodiversity value of the site to accord with the National Planning Policy Framework and policy S60 of the Central Lincolnshire Local Plan.

 

8. 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 and materials:

 

Site Wide Plans – RDS 11778 / 01 Rev E dated 23/02/2024, RDS 11778 / 18 Rev V dated 18/03/2025, RDS 11778 / 16 Rev V dated 18/03/2025, RDS 11778 / 03 Rev X dated 18/03/2025, Proposed Brickwork Email received 17/03/2025.

 

Plot 1 – Elevations RDS 11778 / 05 Rev H dated 17/03/2025, Floor Plans RDS 11778 / 04 Rev G dated 27/01/2025, Garage RDS 11778 / 19 received 16/01/2025

 

Plot 2 – Elevations RDS 11778 / 08 Rev F dated 17/03/2025, Floor Plans RDS 11778 / 07 Rev F dated 27/01/2025, Garage RDS 11778 / 17 Rev E received 16/01/2025

 

Plot 3 – Elevations RDS 11778 / 10 Rev F dated 17/03/2025, Floor Plans RDS 11778 / 09 Rev F dated 27/01/2025, Garage RDS 11778 / 17 Rev E received 16/01/2025

 

Plot 4 – Elevations RDS 11778 / 12 Rev H dated 17/03/2025, Floor Plans RDS 11778 / 11 Rev G dated 27/01/2025, Garage RDS 11778 / 20 received 16/01/2025

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.

 

9. The development hereby permitted shall be carried out in full accordance with the details set out in the submitted Energy Statement received 04/02/2025, 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.

 

10. Prior to occupation of the building, 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 received 04/02/2025, 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.

 

11. The development must be completed in strict accordance with the drainage strategy as detailed on drawing C2C-XX-XX-DR-C 500 Rev P02 dated 06/03/2025 and on drawing C2C-XX-XX-DR-C 501 Rev P01 dated 27/02/2025. No occupation must occur until the approved scheme has been installed and retained as such thereafter.

 

Reason: To ensure adequate drainage facilities are provided to serve the dwellings, to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework and Policy S21 of the Central Lincolnshire Local Plan.

 

12. No occupation of the dwellings hereby approved must take place until a landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. Details to include (but not limited to):

 

·         Type, height, specification and position of all boundary treatments.

·         Material finish of all any access roads, driveways, 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 and local policies S53 of the Central Lincolnshire Local Plan 2023.

 

13. Any 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.

 

14. Prior to occupation of the approved dwelling, 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.

 

15. 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 Policies S12 and S53 of the Central Lincolnshire Local Plan.

 

16. The development shall be carried out in accordance with the submitted flood risk assessment undertaken by C2C Consulting Engineers Limited dated 7th March 2025 including the following mitigation measure it details:

- Finished floor levels shall be set no lower than 300mm above existing ground level.

 

These mitigation measures shall be fully implemented prior to occupation and subsequently shall be retained and maintained thereafter throughout the lifetime of the development.

 

Reason: To reduce the risk of flooding to the proposed development and future

occupants in line with Policy S21 of the Central Lincolnshire Local Plan.

 

17. The development hereby approved must only be carried out in accordance with the tree protection measures set out in the Arboricultural Method Statement dated 22nd December 2023 completed by Equans. All tree protection measures identified on Tree Protection Plan TPP-211223-02 dated 21st December 2023 must be erected prior to commencement of the development and retained in place until the development is fully completed.

 

Reason: For the avoidance of doubt and to ensure all parties are aware of the approved operations, whilst ensuring the continued well-being of the trees in the interest of the amenity of the locality in accordance with Policy S66 of the Central Lincolnshire Local Plan, and the provisions of the NPPF.

 

18. Any tree works must be carried out to British Standards for Tree Works, as detailed in document BS3998:2010, to ensure pruning works are carried out to current arboricultural standards.

 

Reason: To ensure the continued well-being of the trees in the interest of the amenity of the locality in accordance with Policy S66 of the Central Lincolnshire Local Plan, and the provisions of the NPPF.

 

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

 

19. All planting, seeding or turfing comprised in the approved details of landscaping as required by conditions 6 and 11 shall be carried out in the first planting and seeding season following the occupation of the building(s) or 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 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: To ensure that an approved landscaping scheme is implemented in a speedy and diligent way and that initial plant losses are overcome, in the interests of the visual amenities of the locality and occupiers of adjacent buildings and in accordance with Policies S53, S60 and S61 of the Central Lincolnshire Local Plan.

 

20. 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 oil tanks or gas tanks shall be placed within the curtilage of the building herby approved.

 

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

 

21. Notwithstanding the provisions of Classes A, AA, B, C, E, F, G and H of Schedule 2 Part 1 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) the dwellings hereby permitted must not be extended and no buildings or structures must be erected within or on the curtilage of the dwellings, or alterations made to the roof of each respective dwelling 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 character of the area, the setting of the non-designated heritage asset, and the amenities of neighbouring dwellings, to accord with the National Planning Policy Framework and Policies S53 and S57 of the Central Lincolnshire Local Plan 2023.