Agenda item

The third application was introduced, that being application number WL/2025/00850, to erect 3no. custom self build dwellings including creation of a new vehicle and pedestrian access, ecological enhancements, and other associated site works, on Land To The West Of, Norbeck Lane, Welton, Lincoln, LN2 3JP. Members received a presentation on the application and it was confirmed there were no updates.

 

The Chairman invited the first of two registered speakers to address the Committee.

 

Councillor Mike Powell, representing the Parish Council, thanked the Chairman and began by stating that the proposal was incompatible with the Neighbourhood Plan, as it was not an allocated site for development. He highlighted that the access to the site was proposed to be situated on a very narrow rural lane, opposite livery stables, posing significant risk to all road users and residents, whether in vehicles or on horseback. He added that the access point was also on a blind bend, with restricted visibility, on top of the road being predominantly a single track road with no footpaths, thereby increasing the risk for pedestrians as well. Councillor Powell also emphasised the negative impact the construction traffic would have on such a road, and queried how emergency vehicles would get past if the road was blocked with construction and delivery traffic. Additionally, it was stated that the infrastructure was at breaking point, with insufficient capacity at the heath centre for more patients. Councillor Powell concluded by requesting that the committee undertook a site visit to be able to see the issues for themselves.

 

The Chairman thanked Councillor Powell and invited the second speaker, Mr Andy Inch, agent for the applicant, to address the committee.

 

Mr Inch thanked the Chairman and the committee for their time. He explained that the proposed development was for one multi-generational family, and confirmed that the principle of building on the site was acceptable. The proposal had been revised, addressing all reasons for the previous refusal. The design was new, and taken directly from existing designs in Welton, with the use of materials being planned to fit in with neighbouring dwellings. The relationship between the site and neighbouring properties had been examined, leading to all homes being situated to avoid the need for windows facing existing houses, and using existing garden space and hedges to avoid overlooking and overshadowing. He highlighted that whilst the site was exempt from BNG, significant work had been undertaken regarding the design of outside space with trees and hedgerows to embed ecological enhancements. Additionally, the submitted energy statement confirmed an energy efficient approach to the construction. Mr Inch recognised the concerns regarding the safety of the road and access point, highlighting that the plans endeavoured to work with the bend of the road and enhance visibility on the access, and assured Members that traffic movements would remain moderate. However, the site also allowed turning space for 999 vehicles, as well as three parking spaces per property, and with the traffic management plan in place, there would be no need for there to be vehicles parking on the road. He acknowledged the consultation process, and confirmed that the applicant accepted the conditions addressed all previous reasons for refusal, and reiterated that the proposal provided homes, preserved the character of the area and adhered to key policies.

 

The Chairman thanked Mr Inch and invited comments from the committee. A Member enquired as to the requirement for hard boundaries, with artistic representation of the site demonstrating built walls around the garden space. He voiced concerns regarding the impact on wildlife, for example hedgehogs being unable to pass between gardens. It was confirmed the images were simply an artist’s impression, however condition six could be amended to remove the words ‘closed panel fence’. This was accepted and, with that amendment agreed, the proposal was duly moved and seconded.

 

On taking the vote it was agreed that 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. Prior to the commencement of development, the local planning authority shall be notified in writing of the intention to commence the archaeological investigations in accordance with the approved archaeological mitigation strategy undertaken by PCAS Archaeology, Dated 2025 V8. The written notification shall be made at least 14 days before the said investigation commences. No variation shall take place without prior written consent of the local planning authority.

 

Reason: In order to facilitate the appropriate monitoring arrangements and to ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework and to accord with Policy S57 of the CLLP.

 

3. The initial pre-commencement archaeological site work (strip, map and record) shall be undertaken only in full accordance with the approved archaeological mitigation strategy undertaken by PCAS Archaeology and Dated 2025 V8.

 

Reason: To ensure the satisfactory preservation in situ or by record of archaeological remains in accordance with the National Planning Policy Framework and to accord with Policy S57 of the CLLP.

 

4. No development shall take place until details of the finished site and floor levels of the development have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with those details so approved.

 

Reason: To ensure a satisfactory relationship with adjoining development and the character and appearance of the area in accordance with Policies S53 and S66 of the Central Lincolnshire Local Plan and guidance within the NPPF.

 

5. No development or archaeological investigation works shall take place until an Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning authority. The statement shall include the following:

 

·         Details of all tree/hedge/ground protection measures and their location

·         Details of all pruning works

·         Details of the cellular confinement system for the roadway (including design, materials and installation)

·         Location of underground utilities and how they will be installed (using tree friendly methods)

 

The development must then be carried out in accordance with the approved Arboricultural method statement, all protection measures installed before the commencement of any works/investigation and retained in their approved position until completion of the development.

 

Reason: To safeguard the health and vitality of the existing trees/hedging to be retained in the interest of visual amenity in accordance with Policies S53 and S66 of the 2023 Central Lincolnshire Local Plan and guidance within the NPPF.

 

6. No development shall take place until a written Ecological Mitigation & Enhancement Plan (EMEP) is submitted to and approved in writing by the local planning authority. The EMEP shall include: -

 

·         A plan showing habitat protection zones

·         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, garden ponds, flowering lawns and urban greening [i.e. rain gardens])

·         Details of educational leaflets to be provided to all residence as to the enhancements for wildlife within their own cartilage and the wider development.

·         Details, specification location of hedgehog highway within all boundaries

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

·         Details, specification and location of the following species enhancements incorporated into structures across the site:

? Integrated bird boxes - Total across site to be equal to number of dwellings (swift bricks are preferred and should be installed in groups of 3)

? Integrated bat boxes - Total across site to be equal to number of dwellings

? 2 bee/insect bricks per dwelling.

The EMEP shall be implemented in strict accordance with the approved plan. All features shall be installed during construction and retained as 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

 

7. No development must take place until a construction method statement/management plan and site plan has been submitted and agreed in writing by the local planning authority. The approved statement(s)/plan must be adhered to throughout the demolition and 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) measures to control the emission of dust and dirt;

(vi) construction 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 2012-2036 and Policy D2 of the Neighbourhood plan.

 

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

 

8. Development works shall be undertaken only in full accordance with the approved archaeological mitigation strategy undertaken by PCAS Archaeology and Dated 2025 V8.

 

Reason: To ensure the satisfactory preservation in situ or by record of archaeological remains in accordance with the National Planning Policy Framework and to accord with Policy S57 of the CLLP.

 

9. Following the archaeological site work referred to in conditions 2 3 and 8, a written report of the findings of the work shall be submitted to and approved in writing by the local planning authority within 3 months of the said site work being completed.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework and to accord with Policy S57 of the CLLP.

 

10. The report referred to in condition 9 and any artefactual evidence recovered from the site shall be deposited within 6 months of the archaeological site work being completed in accordance with a methodology and in a location to be agreed in writing by the local planning authority.

 

Reason: To ensure the satisfactory archaeological investigation, retrieval and archiving of archaeological finds in accordance with the National Planning Policy Framework and to accord with Policy S57 of the CLLP.

 

11. 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 information:

 

24019/001v03 – Site Location Plan

24019-P-10-Rev4 – Proposed site plan

24019-P-15 R1 – Plot 1 ground floor plan

24019-P-16 R1 – Plot 1 first floor plan

24019-P-17 R1 – Plot 1 proposed elevations plan

24019-P-18 R1 – Plot 1 proposed elevations plan

24019-P-20 - Plot 2 ground floor plan

24019-P-21 – Plot 2 first floor plan

24019-P-22 – Plot 2 proposed elevations plan

24019-P-23 – Proposed elevations plan

24019-P-25 R1 – Plot 3 proposed ground floor plan

24019-P-26 R1 – Plot 3 proposed first floor plan

24019-P-27 R1 – Plot 3 proposed elevations plan

24019-P-28 R1 – Plot 3 proposed elevation plan

24019-P-11-Rev1 – Plot 1 Site Plan

24019-P-12 -Rev1 – Plot 2 Site Plan

24019-P-13-Rev1 – Plot 3 Site Plan

Arboricultural impact assessment

Topographical survey

 

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 Policy S53 of the 2023 Central Lincolnshire Local Plan

Drainage

 

12. Not withstanding the details submitted, no further development other than the laying of the foundations for the proposed dwellings shall be carried out until details of all external materials for each dwelling to be used have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out using the agreed materials.

 

Reason: To ensure appropriate materials are used for the character and appearance of the building and its surroundings, and have a low environmental impact in accordance with Policies S53 and S7 of the 2023 Central Lincolnshire Local Plan, Policy D1 of the Neighbourhood Plan and guidance within the NPPF.

 

13. No further development other than the laying of the foundations for the proposed dwellings shall be carried out until a scheme for the disposal of foul and surface waters have been submitted to and approved in writing by the Local Planning Authority. Consideration shall be given to root protection areas and the development shall only be carried out in accordance with the approved details and completed prior to their first occupation.

 

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 2023 Central Lincolnshire Local Plan and guidance within the NPPF and NPPG.

 

14. Notwithstanding, the details submitted, no occupation of the dwellings hereby approved must take place until a landscaping scheme for the development has been submitted to and approved in writing by the Local Planning Authority. Details of the scheme shall include:

 

·         Type, height and position of all boundary treatments/means of enclosure.

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

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

 

Reason: To ensure that appropriate landscaping and boundary treatments are introduced and the development contributes to the character and appearance of the site and the surrounding area in accordance with the National Planning Policy Framework and local policies S53 of the Central Lincolnshire Local Plan 2023 and policies D1 and EN1 of the Neighbourhood Plan.

 

15. The development must be completed in strict accordance with the approved landscaping scheme and any planting, seeding or turfing must be fully implemented in the first planting season following the occupation of each dwelling. 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: To ensure that appropriate landscaping and boundary treatments are introduced and the development contributes to the character and appearance of the site and the surrounding area in accordance with the National Planning Policy Framework and local policies S53 of the Central Lincolnshire Local Plan 2023 and policies D1 and EN1 of the Neighbourhood Plan.

 

16. The development hereby permitted shall be carried out in full accordance with the details set out in the submitted Energy Statement dated 30/08/2025 undertaken by The PES.

 

 

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).

 

17. Prior to occupation of each plot, a written verification statement shall be submitted to demonstrate that each dwelling has been implemented in full accordance with the submitted Energy Statement dated 27/09/2024 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)

 

18. Prior to the occupation of each individual dwelling a rain harvesting water butt (minimum capacity of 100 litres) must be installed within its garden space and retained as such thereafter.

 

Reason: In order to provide a water management facility to accord with the National Planning Policy Framework and local policy S12 of the Central Lincolnshire Local Plan 2023.

 

19. The dwellings 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).

 

20. No occupation of each dwelling must take place until the access road and driveways for the associated plot identified on site plan 24019-P-1- Rev 4 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 and local policy S53 of the Central Lincolnshire Local Plan 2023 and Policy D2 of the Neighbourhood Plan.

 

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

 

21. Notwithstanding the provisions of Classes A, AA, B, C and E of Schedule 2, Part 1, Class A and Part 2, of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), or any Order revoking and reenacting that Order, the dwelling hereby permitted shall not be altered or extended, and no buildings or structures shall be erected within the curtilage of the dwelling, and no boundary treatments erected unless planning permission has first been granted by the Local Planning Authority.

 

Reason: To safeguard the residential amenity of the occupiers of the existing and proposed dwellings and in the interest of visual amenity in accordance with Policy S53 of the Central Lincolnshire Local Plan 2023 and guidance in the NPPF. 16.

 

22. 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 shall be placed within the curtilage of the dwelling(s) herby approved.

 

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