Agenda item

The Principal Development Management Officer introduced application number 138812 – Back Lane Brattleby.

 

There was no update on this application; however, as a matter of clarity, it was pointed out that in the committee report that there was a glazing panel in the roof of the property.  This panel was located in a hallway.

 

The first public speaker was Cllr Jerry Scott of Brattleby Parish Council.  He made the following points:

 

·         Brattleby was one of the first villages to form a Neighbourhood Plan (NP).  Residents engaged with this process. The NP gave communities direct powers to shape their neighbourhoods, and also gave them the chance to get the right development for their community;

 

·         The NP received a 97% ‘yes’ vote at the referendum;

 

·         Residents have become increasingly proactive in planning matters;

 

·         The application had become contentious – there had been 23 responses from 45 dwellings in the village.  The Parish Council and residents believed that the development did not fit with the policies in the NP;

 

·         Common objections were that the development was too big in terms of mass; was too high on an elevated site; was too industrially designed for the area; the feature metal cladding was out of keeping with the village; window sizes across the gardens affected privacy, and it was more suited to an urban setting;

 

·         The Parish Council would ask Committee to refuse the application.

 

The final speaker was Lee Sleight; the applicant for, and resident at the property.  He raised the following points:

 

·         The residents had lots of friends and family in the local area, and this was the ideal plot for a forever home;

 

·         The plot had an extant planning permission; however it was felt that something smaller and of better quality would be more suitable.  West Lindsey District Council (WLDC) planning officers agreed with this approach;

 

·         The first plans submitted met with concerns; these were listened to and led to a redesign.  It was agreed that the redesign would be done under the same application.  The first objections in the committee report refer to the original design;

 

·         A Heritage Consultant was appointed by the applicant to deal with the Parish Council’s concerns;

 

·         In compliance with the NP, the new design used high quality materials.  The plot was large; all officers were happy with the scale and mass;

 

·         The height was almost identical to the extant permission, and was identical to the neighbouring property;

 

·         The home was 51 square metres smaller than the extant permission;

 

·         The scheme included new planting of trees and hedgerows;

 

·         The scheme was designed to PassiveHaus, which was a leading international standard;

 

·         The subject of surface water was designed, approved and conditioned;

 

·         The Heritage Consultant had confirmed the application complied with the NP;

 

·         The application was locally inspired, distinctive and used the appropriate materials.  Planning officers had confirmed that appropriate polices had been complied with;

 

·         The Conservation Officer at WLDC supported the application; the committee report approved the design, scale, size, materials and the local distinctiveness of the application;

 

The Principal Development Management Officer added that there was over 25 metres from the back of the house to the rear boundary.  The property was set back 20 metres from the road.

 

Members had the opportunity to ask questions about the application.  Following discussions with officers, further information was provided:

 

·         The site had been considered as suitable by local residents for development, and was a huge plot set well back from the road;

 

·         The NP forms part of the application with the Central Lincolnshire Local Plan (CLLP).  The Conservation Officer had worked with the applicant to produce something Planning officers could support;

 

·         It appeared that the applicant worked towards the requirements given to them.

 

With no further comments from the Committee the recommendation in the report was moved and seconded, and then voted upon and agreed that permission be delegated to officers to GRANT the application subject to conditions:

 

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:

None.

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

development:

 

2. 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: PT215-PTA-00-ZZ-DR-A-00102, PT215-PTA-00-ZZ-DR-A-00103, PT215-PTA-00-ZZ-DR-A-00104, PT215-PTA-00-ZZ-DR-A-001110, PT215-PTA-00-ZZ-DR-A-00120 and PT215-PTA-00-ZZ-DR-A-00124. All revised plans dated 02/05/2019. 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 in the interests of proper planning.

 

3. The building hereby permitted shall not be occupied until the first floor window on the eastern elevation (PTA-00-ZZ-DR-A-00120 Revised plan dated 02/05/2019) has been fitted with obscure glazing and retained as such thereafter.

 

Reason: To prevent unacceptable levels of overlooking on neighbouring properties, in accordance with the National Planning Policy Framework and Policy LP26 of the Central Lincolnshire Local Plan.

 

4. No development, other than to foundations level shall take place until the

proposed new walling, roofing, windows, doors (including garage doors) and other external materials have been submitted to and approved in writing by the local planning authority. The development shall thereafter be constructed in accordance with the approved details. The details submitted shall include; the proposed colour finish, rainwater goods and type of pointing to be used.

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of the Conservation Area and the setting of a Listed Building in accordance with the NPPF and Policies LP25 and LP26 of the Central Lincolnshire Local Plan.

 

5. No development, other than to foundations level shall take place until full details of all external doors and windows at a scale of no less than 1:20 with sections through vertically and horizontally and glazing bars at scale of 1:1 to include method of opening, cills, headers and lintels, thresholds, colour and finish are submitted and approved in writing by the local planning authority. The development shall thereafter be constructed in accordance with the approved details.

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of the Conservation Area and the setting of a Listed Building in accordance with the NPPF and Policies LP25 and LP26 of the Central Lincolnshire Local Plan.

 

6. No development, other than to foundations level shall take place until a 1m square sample panel of the proposed new stonework, showing the coursing of the stonework, colour, style and texture of the mortar and bond of the stonework have been provided on site for the inspection and approval in writing by the Local Planning Authority (the sample is to be retained on site until the new development is completed). The development shall thereafter be constructed in accordance with the approved details.

 

Reason: To ensure the use of appropriate materials to safeguard the character and appearance of the Conservation Area and the setting of a Listed Building in accordance with the NPPF and Policies LP25 and LP26 of the Central Lincolnshire Local Plan.

 

7. No development, other than to foundations level shall take place until a scheme of landscaping including details of the size, species and position or density of any trees and hedging to be planted and boundary treatments (including boundaries within the site) and hardstanding (driveway) have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details.

 

Reason: To ensure the site is visually softened by appropriate methods and to enable any such proposals to be assessed in terms of their impact on the character and appearance of the Conservation Area and the setting of a Listed Building in accordance with the National Planning Policy Framework and Policies LP17, LP26 and LP25 of the Central Lincolnshire Local Plan.

 

8. The archaeological site work shall be undertaken only in full accordance with the approved written scheme of investigation.

 

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

 

9. Following the archaeological site work referred to in condition 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.

 

10. Development on the site shall proceed wholly in accordance with the

recommendations of the Flood Risk Assessment (29/05/2018), Drainage Report (Received April 2019) and Drainage Strategy (05/04/2019) and be in accordance with the plans stated under condition No.2 in terms of flood risk mitigation and a strategy for surface water drainage and foul sewerage. The development shall only be carried out in accordance with the approved details and prior to occupation of the dwellings and retained thereafter.

Reason: To ensure adequate drainage facilities are provided to serve the

development in accordance with Policy LP14 of the Central Lincolnshire Local Plan and to reduce the risk and impact of flooding on the approved development and its occupants in accordance with National Planning Policy Framework and National Planning Policy Guidance and Policy LP14 of the Central Lincolnshire Local Plan.

 

Conditions which apply or relate to matters which are to be observed following

completion of the development:

 

11. 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 and retrieval of archaeological finds in accordance with the National Planning Policy

Framework

 

12. All planting and turfing approved in the scheme of landscaping under condition 7 shall be carried out in the first planting and seeding season following the completion of the development, whichever is the sooner; and any trees or hedging 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. The landscaping should be retained thereafter.

 

Reason: To ensure the site is visually softened by appropriate methods and to enable any such proposals to be assessed in terms of their impact on the character and appearance of the Conservation Area and the setting of a Listed Building in accordance with the National Planning Policy Framework and Policies LP17, LP26 and LP25 of the Central Lincolnshire Local Plan.

 

13. Notwithstanding the provisions of Classes A, B, C, D, E, F, G and H of Schedule 2 Part 1 and Class A of Schedule 2 Part 2 of the Town and Country Planning (General Permitted Development) (Amendment) Order 2015, or any Order revoking and re-enacting that Order, the buildings hereby permitted shall not be altered or extended (including the installation of solar panels), no new windows shall be inserted, and no buildings or structures shall be erected within the curtilage of the host dwelling, no new hardstanding, chimney’s or flues, microwave antenna and gates, walls or fences 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 and appearance of the Conservation Area and the setting of a Listed Building and on the living conditions of the host dwelling/the resulting amount of space around the host dwelling and to safeguard the character and appearance of the building and its surroundings in accordance with Policies LP25 and LP26 of the Central Lincolnshire Local Plan.