Agenda item

The Chairman explained this was a resubmission application following refusal of a previous proposal for erection of 69 no. dwellings, access to be considered and not reserved for subsequent applications. The current application sought to address the previous reason for refusal, which was based on insufficient proposals for dealing with drainage of surface water and foul water from the development. The Chairman invited the Principal Development Management Officer to provide any additional information or amendments.

The Principal Development Management Officer explained there had been some revised details to the report and additional information. There had been a letter of support received, which stated the site was complex and the applicants had gone in to great detail to resolve the water issues. There had also been one letter of objection which re-iterated concerns about water drainage, increased traffic levels and increased pressure on the infrastructure. The Principal Development Management Officer added that the Lincolnshire Wildlife Trust had made comments on the application and stated that the plans and reports indicated that their recommendations had been taken into account but that they strongly supported the need for an ecological management plan to be conditioned. They offered to act as a consultee throughout any future works. The Principal Development Management Officer also noted an amendment on page 63 of the report: 1.16 ha of open space should read 0.93ha.

The Chairman advised Committee there was one speaker registered and he invited Mr Mark Hodson to take the microphone.

Mr Hodson addressed Committee, explaining he was the agent for the application and therefore speaking in support of the plans. He thanked all involved with the application for their assistance and willingness to engage in a positive manner. He re-iterated why the application had been refused previously and explained they had been working closely with Anglian Water to put something in place. He added that Anglian Water were happy with, and supportive of, the proposed plans. Mr Hodson stated that a viability test had demonstrated whilst the full affordable housing contribution could not be afforded there would be a 15% affordable housing contribution, a full primary school education contribution, as well a CIL contribution to reduce the pressures to the infrastructure that had been a concern of the objectors and that the ecological importance of the site had also been taken into consideration for all aspects of the proposal. Mr Hodson acknowledged that Lincolnshire Police had raised concerns regarding the use of car ports on the development however he assured Committee that similar structures had been used for several years on other developments without any adverse effect on crime rates. Mr Hodson brought the attention of Committee Members to photographs of such car ports which he had provided to Officers in order to demonstrate the appearance and construction. He highlighted that the development would help to provide a mix of houses to the area, that the density of houses was below the recommended density and there was also access to a children’s play area, the nature area, the market place and such like. He explained there was also a suggestion to extend the speed reduction area.

Note:              The Chairman adjourned the meeting at 7.33pm owing to a technical issue with the microphones and projector system.         

                        The meeting recommenced at 7.35pm on the resolution of the technical problems. The Chairman offered his apologies for the pause in proceedings and invited Mr Hodson to continue.

Mr Hodson concluded by extending his thanks once again and to reiterate that the plans in place for dealing with surface and foul water drainage had been developed with Anglian Water, who had also given their support to the proposals.

The Chairman thanked Mr Hodson and noted it had been useful to see examples of the proposed car ports in use on other sites. With no further comments from the Principal Development Management Officer, the Chairman invited discussion from Committee.

A Member of Committee indicated support for the application and the way in which it had been designed. He noted that there was sub-station situated next to the proposed development and enquired whether there was anything that could be done to make it more aesthetically pleasing in line with the new buildings. It was explained that, as neither the council nor the applicant had ownership of the sub-station or the land it sat on, there was nothing that could be enforced in terms of improving the appearance although it may be possible to use an advice note to suggest the developer work with the owner of the sub-station to have it re-clad. Any advice note could not be imposed but would reflect the thoughts of the Committee.

The Vice-Chairman noted that there had been a site visit undertaken in relation to the previously submitted application and that Members had found that very useful. He explained he had several concerns about developing on the site that reflected the concerns voiced in the community. He noted that the site was adjacent to a built up area but that the site had not been developed on over decades. He explained that the site was next to an area known locally as the Waterhills, the boundaries of which had not been defined, and that the long term goal had been to gain enhanced planning protection for the area, including the site of the proposed development. He welcomed the comments from Lincolnshire Wildlife Trust and the Lincolnshire Chalk Streams Project. There were ongoing concerns regarding the allocation of housing to Caistor within the Central Lincolnshire Plan to be balanced against the importance of protecting ecological sites such as this. It was acknowledged that the applicant had gone into great detail in order to resolve the issues that had been identified previously although the concerns raised locally remained valid.

The Planning and Development Manager addressed some of these concerns by clarifying that the site was adopted in the local plan and was not protected from development. It had been identified as needed to reach housing levels and the development of the site had been positively encouraged in order to meet the evidenced housing need. The previous technical issues with regards to the water drainage had been resolved within the current application. The Principal Development Management Officer noted that the proposal was an outline application supported by an indicative waste water strategy and that Anglian Water were happy with the strategy. He noted that the actual detailed plans would need to be agreed with Anglian Water at a later date and that such works would need to be completed before occupation which would be controlled through a condition requested by Anglian Water.  He also explained that there could be conditions regarding the management of flora and fauna on the site although that would be looked at through a reserved matters application.

Members discussed the allocation of the site within the Central Lincolnshire Local Plan and that some of the proposed development would be outside of the allocated site. This was confirmed by Officers however the proportion of houses outside the allocation was not contrary to policy LP2 within the Local Plan and that the topography of the site meant that only a small percentage of any housing would be developed on this part of the site. There were further concerns raised regarding the use of car ports however Officers again advised that as an outline planning application, the details relating to the car parking and therefore car ports could be considered at the reserved matters stage.  There was further discussion in relation to traffic concerns and the impact on congestion in the area. The Principal Development Management Officer explained to Committee that the site had been looked at by the Highways Authority on three occasions and by a number of Officers. The required sight lines for a 40mph road could be achieved, it was judged that the road had capacity for increased use and that a junction in this location was safe. It was noted that the Highways Authority did not object to the application.

On the conclusion of discussions the recommendation by Officers was moved, seconded and voted upon. It was AGREED that the decision to grant planning permission, subject to conditions, be delegated to the Chief Operating Officer, to enable the completion and signing of an agreement under section 106 of the Planning Act 1990 (as amended) pertaining to:-

·         The delivery of no less than 15% as affordable housing (70% rented – 30% shared ownership) or equivalent housing contribution if no registered provider can be identified;

·         Measures to secure the delivery, and ongoing maintenance and management of public open space, drainage features and ecological areas;

·         A capital contribution towards primary education (based on a set formula relating to housing size and numbers).

In addition to the s106 agreement the Community Infrastructure Levy (CIL), is in force and a contribution will be required in accordance with WLDC's regulation 123 list. The exact detail of the contribution will be determined at the reserved matters stage, when floor space can be accurately calculated.

In the event of the s106 not being completed and signed by all parties within 9 months from the date of this Committee, then the application be reported back to the next available Committee meeting following the expiration of the 9 months.