Agenda item

The Chairman introduced the second application of the meeting and invited the Officer to present.

 

The Committee was advised that the application site related to a vacant parcel of land located within Grayingham. The site had previously been used as a vehicle breakers yard. It was noted that the site was adjoined to the east by two recently constructed dwellings, with other residential properties situated along all remaining boundaries. The northern boundary of the site was defined by hedging, and a Public Right of Way, referenced Gray/10/1, ran adjacent to this boundary along School Lane.

The application sought full planning permission for the erection of a single storey, three-bedroom dwelling and a detached double garage. The proposed dwelling would measure approximately 26.2 metres in maximum width, 12.7 metres in maximum depth, 2.6 metres to the eaves, and 4.2 metres in total height. The proposed detached double garage would measure approximately 6.2 metres in width and 6.2 metres in depth, with an eaves height of 2.5 metres and a total height of 4.1 metres.

 

The Committee was informed that a late comment had been received from the Archaeology Department at Lincolnshire County Council. It had been confirmed that there was unlikely to be any archaeological impact arising from the proposed development. It was noted that a minor amendment was required to Condition 9 of the draft decision notice, where the word “dwellings” should be corrected to “dwelling”. Furthermore, it was advised that the wording of Condition 12 should be amended to include the phrase “without express planning permission from the local planning authority” at the end of the condition.

 

The Chairman thanked the Officer for his presentation and stated there were two registered speakers for this application; the first, Kate Kelly, on behalf of the applicant was invited to address the Committee.

 

The Committee received a statement from the applicant’s representative in support of the proposal. It was stated that the application, similar in nature to the previously considered proposal in Grayingham, had been fully assessed and found to comply with Policy S1 of the Central Lincolnshire Local Plan.

 

It was noted that the plot size was consistent with neighbouring residential plots and similar in character to two recently approved dwellings located adjacent to the site. The proposed separation distances were considered appropriate, and the design included a single-storey bungalow with the main private garden area situated to the rear, on the southern side of the property.

 

The site benefitted from an existing access, and it had been confirmed by both the Local Planning Authority and Lincolnshire County Council Highways that the proposal would not result in any detrimental impact on highway safety. The application was also confirmed to be compliant with Policy S21.

 

In relation to drainage, it was stated that foul water services had been considered, and there was no requirement for a single dwelling to address any wider capacity issues. The proposal included rainwater harvesting measures as part of its sustainability credentials.

 

It was acknowledged that some residents had submitted objections to the application, and these concerns had been noted. However, it was highlighted that both bungalows located to the east of the site had previously received support from Members of the Committee, and the current proposal was similar in detail and scale. In conclusion, the speaker stated that the proposed development would make an important contribution to local housing provision and was in accordance with relevant planning policies.

 

The Chairman thanked Ms Kelly for her statement and invited the second speaker, Mr David Harrison, as objector, to address the Committee.

 

The Committee received a statement from Mr David Harrison, who that he resided in one of the two cottages adjacent to the application site and that his written objection had been submitted and included within the published documents.

 

Mr Harrison raised two principal concerns. The first related to the existing hedgerow. He expressed a hope that additional measures could be considered to protect the hedgerow beyond the provisions of the Hedgerow Regulations 1997. It was stated that, should the hedgerow be removed following the sale of the property, the resulting loss of screening would lead to overlooking and a reduction in privacy at his property. Mr Harrison queried whether, if the Committee felt unable to determine the application at the current meeting, a deferral could be considered to allow further review.

 

The second concern related to construction traffic and site access. Mr Harrison explained that School Lane was an unadopted road and not designed to accommodate heavy vehicles. He reported that over 120 heavy goods vehicles had been recorded using the road over the past year. Particular concern was raised regarding the structural vulnerability of his property, which included a traditionally built central section that was susceptible to vibration. Mr Harrison requested that consideration be given to how hardstanding materials would be broken up and removed from the site in a manner that was sensitive to the surrounding properties.

 

Mr Harrison clarified that he was not objecting to the principle of development but was instead seeking reasonable adjustments. He noted that construction traffic had previously caused delays for his daughter travelling to school and suggested that a traffic management plan be considered. It was acknowledged that such plans were mandatory for larger developments and requested that similar provisions be explored for smaller schemes such as the one under consideration.

 

The Chairman thanked Mr Harrison for his statement and asked if there was a response from the Officer. The Committee was advised that the existing hedgerow along the northern boundary of the site was subject to a landscaping condition, specifically Condition 7 of the draft decision notice. The Officer confirmed that the retention of the hedgerow would be supported and required and the removal of a section measuring approximately five metres, could have a detrimental impact on the amenity, privacy of neighbouring properties and Biodiversity Net Gain. It was stated that the planning team was in agreement that the hedgerow should be retained.

 

The Chairman thanked the Officer for his response and invited Members to comment.

 

A Member of the Committee commented that the application was located on a brownfield site and supported the principle of development. Another raised concerns regarding the interpretation of Policy S1 in relation to development within hamlets. It was stated that, based on training and previous meetings, the policy had typically been applied to allow up to three dwellings within a hamlet. Reference was made to a 2018 appeal decision, which had emphasised the importance of maintaining clear gaps between properties. A Committee Member expressed the view that the current proposal did not reflect the intended application of the policy.

 

In response, the Officer confirmed that matters relating to the hedgerow would be addressed through the discharge of Condition 7. With regard to construction traffic, it was confirmed that the timing of works could be controlled, and that a Construction Management Plan would be required.

 

The Chairman supported the Officer’s approach to managing the hedgerow through condition discharge procedures. It was agreed that an additional condition (Condition 13) would be imposed, requiring the submission of a Construction Management Plan. The plan would include restrictions on construction activity during school travel times.

It was queried by a Member of the Committee whether consultation with local schools would be necessary to determine appropriate timings. In response, the Officer confirmed that operational hours would be set out within the Construction Management Plan.

 

The Legal Advisor sought clarification regarding the extent of Officer discretion in relation to delivery timings. The Officer advised that it would be preferable to specify permitted delivery times within the condition to ensure clarity and enforceability.

It was agreed that the hedgerow would be retained, and that Condition 7 be amended to specify this.

 

It was further confirmed that Condition 9 required a spelling correction, replacing “dwellings” with “dwelling”, and that Condition 12 should be amended to include the phrase “without express planning permission from the local planning authority”.

 

Condition 13 would be added to require a Construction Management Plan, with permitted construction hours to be restricted to avoid conflict with school traffic.

 

The Development Management Team Manager stated that, where construction activities conflicted with existing conditions, a Construction Management Plan would be required to address the issue. The reason for the condition would be clearly stated as the need to avoid disruption during school travel times.

 

Concern was expressed by a Member of the Committee regarding School Lane; they suggested that no vehicles should be parked on the site prior to the permitted construction hours. In response, the Officer advised that such a restriction would fall outside the remit of the Planning Committee. However, it was confirmed that provision for on-site construction parking could be included within the Construction Management Plan.

 

A proposal for a site visit was moved and duly seconded. Subsequently, a second proposal seeking to grant planning permission was tabled. The proposal for a site visit was considered first. Upon being put to the vote, the motion was lost with three Members voting in favour and four voting against.

 

The proposal to accept the Officers recommendations was duly seconded and voted upon. It was therefore 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, including any site clearance shall take place until a Construction Management Plan has been submitted to and agreed in writing with the Local Planning Authority. The Management Plan shall indicate measures to mitigate the adverse impacts of vehicle activity during the  construction stage of the permitted development. It shall include;

 

·       The on-site loading and unloading of all plant and materials;

·       The on-site storage of all plant and materials used in constructing the development storage of materials to be away from the boundary hedge;

·       A plan to show the on-site parking of all vehicles of site operatives and visitors;

·       Details of the sites operational/working hours;

·       Details of the times for all site deliveries.

 

The development shall only proceed in accordance with the approved construction

management 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 shall be carried out in accordance with the following drawings:

Site Location Plan 720.07A

Scheme Block Plan 720.06 B

Floor Plans, Elevations and Sections 720.05C

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.

 

4. The Biodiversity Gain Plan shall be prepared in accordance with the Ecological and Biodiversity Net Gain Statement dated July 2025 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.

 

5. No development shall take place above foundation level until a scheme for the disposal of foul and surface waters (including the results of soakaway/percolation tests) have been submitted to and approved in writing by the Local Planning Authority. The scheme shall detail how the drainage hierarchy has been followed in relation to surface water. The development shall only be carried out in accordance with the approved details.

 

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.

 

6. The development hereby permitted shall be carried out in full accordance with the details set out in the submitted Energy Statement by G Reports dated June 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 (2023).

 

7.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 June 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 (2023).

 

8. Prior to the first occupation of the development, a scheme of landscaping including details of the size, species and position or density of all trees and hedges to be planted, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall also include details of all new hard landscaping, including proposed boundary treatments. All planting comprised in the approved details of landscaping shall at the latest be carried out in the first planting season following the occupation of the relevant dwelling; 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 biodiversity enhancements and visual amenity in accordance with Policy S53 and Policy S60 of the Central Lincolnshire Local Plan 2023.

 

9. The development hereby permitted shall proceed in strict accordance with the recommendations contained within Section 6 of the Ecological Appraisal by ESL dated July 2025.

 

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.

 

10. 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.

 

11. If during the course of development, any contamination is found to be present on site, then no further development (unless otherwise agreed in writing by the local planning authority) shall 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 shall 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 and local policy S56 of the Central Lincolnshire Local Plan 2023.

 

12. All 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.

 

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

 

13. 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.