Agenda and minutes

Planning Committee
Thursday, 22nd March 2018 5.30 pm, MOVED

Venue: Committee Rooms 1-2, City Hall

Contact: Ali Hewson, Democratic Services Officer  (01522 873370)

Items
No. Item

81.

Confirmation of Minutes - 31 January 2018 pdf icon PDF 79 KB

Minutes:

RESOLVED that the minutes of the meeting held on 31 January 2018 be confirmed.

82.

Declarations of Interest

Please note that, in accordance with the Members' Code of Conduct, when declaring interests members must disclose the existence and nature of the interest, and whether it is a disclosable pecuniary interest (DPI) or personal and/or pecuniary.

Minutes:

No declarations of interest were received.

83.

Work to Trees in City Council Ownership pdf icon PDF 86 KB

Additional documents:

Minutes:

The Arboricultural Officer:

 

a.    advised Members of the reasons for proposed works to tree’s in City Council ownership and sought consent to progress the works identified at Appendices A and B of his report

 

b.    explained that Ward Councillors had been notified of the proposed works

 

c.    stated that in some cases it was not possible to plant a tree in the exact location and in these cases a replacement would be replanted in the vicinity.

 

RESOLVED that the works set out in the schedule at Appendices A and B attached to the report be approved.

84.

Application for Development: 235 Monks Road, Lincoln pdf icon PDF 1 MB

Minutes:

The Principal Planning Officer:

 

a.    advised that planning permission was sought for change of use of part of the ground floor at 235 Monks Road, Lincoln to 1no. self-contained flat and relocation of a fence to provide an area of off-street parking

 

b.    described the application property, a two-storey mid-terrace house situated on the southern side of Monks Road, including an access to its rear yard from Coleby Street across the rear of the neighbouring property No.233 Monks Road

 

c.    advised that the application property was recently confirmed to be a House in Multiple Occupation (HMO) by virtue of a Certificate of Lawfulness, along with No 233 Monks Road and No 3 Coleby Street, however, not No1 Coleby Street

 

d.    confirmed that it was now intended that the ground floor of the rear projecting wing of the application property (including the lean-to at the very rear) would be separated internally from the remainder of the property and a self-contained flat formed

 

e.    provided details of the policies pertaining to the application as follows:-

 

·         Policy LP1: A Presumption in Favour of Sustainable Development

·         Policy LP2: The Spatial Strategy and Settlement Hierarchy

·         Policy LP3: Level and Distribution of Growth

·         Policy LP13: Accessibility and Transport

·         Policy LP26: Design and Amenity

·         Policy LP36: Access and Movement within the Lincoln Area

·         Policy LP37: Sub-Division and Multi-Occupation of Dwellings within Lincoln

·         National Planning Policy Framework

 

f.     outlined the responses made to the consultation exercise

 

g.    referred to the update sheet which contained a document provided by the design agent acting on behalf of the applicant, due to address members of Planning Committee at today’s meeting

 

h.    highlighted the main issues relating to the proposals as follows:-

 

·         The Principle of the Development;

·         Effect upon the Amenities of the Wider Area; and

·         Other Matters.

 

i.      concluded that:

 

·         The proposals would have the potential to cause harm to the amenities of the occupants of the adjacent properties at Nos. 237 Monks Road and 1 Coleby Street; as well as upon the occupants of the existing HMOs, particularly as there would be a large number of independent adults in the HMOs and a separate household in the proposed accommodation.

·         Furthermore, the harm caused by alterations to create parking within the curtilage of the property would be harmful to the character of the area.

·         All these factors added weight to the conclusion that the proposals would not accord with the relevant planning policies.

 

Katie Daymen, representing the Applicant, addressed Planning Committee in support of the proposed development, covering the following main points:

 

·         Steps could be taken to mitigate rear amenity issues as detailed below.

·         A timber fence would create a single passageway as a private entrance to the self-contained flat.

·         There would still be 26.9 square metres of rear amenity space for residents of the five-bed HMO.

·         There would be no outdoor amenity space for the self-contained flat although private access to bin storage would be provided.

·         The rear exit within No 233 Monks Road led to a paved courtyard with  ...  view the full minutes text for item 84.

85.

Application for Development: The Lincolnshire Poacher, Bunkers Hill, Lincoln pdf icon PDF 94 KB

Additional documents:

Minutes:

The Principal Planning Officer:

 

a.    advised that planning permission (listed building consent) was sought for the refurbishment of the Lincolnshire Poacher, Bunkers Hill, Lincoln including internal redecoration of the pub, installation of a fixed seating booth, screen divider and a new pizza counter

 

b.    described the Lincolnshire Poacher, a grade II listed building, originally a farmhouse dating from the late 18th century, having been converted to a public house in 1994 and operating currently as such

 

c.    reported that planning permission for the erection of a lodge style hotel was refused in March 2017, overturned by the planning inspectorate with planning permission granted in December 2017, however, the proposed application related to works requiring listed building consent to the existing pub and was unrelated to the application for a hotel

 

d.    provided details of the policies pertaining to the application as follows:-

 

·         National Planning Policy Framework

·         Policy LP26: Central Lincolnshire Local Plan

 

e.    outlined the responses made to the consultation exercise

 

f.     referred to the update sheet which contained a further response received in relation to the planning application

 

g.    highlighted the main issues relating to the proposals as follows:-

 

·         Visual Amenity and the Effect on the Listed Building

·         Highways

·         Issues Raised by Neighbours

 

h.    concluded that:

 

·         The significance of this asset primarily derived from the external appearance of the original building, therefore the majority of the modest works included within this application did not have an impact on this significance.

·         The repair and maintenance of the fabric was welcomed in order to sustain this important building. Therefore it was considered that the proposal was in accordance with the duty contained within section 16(2) of the Planning (Listed Buildings and Conservation Areas Act) 1990 ‘In considering whether to grant listed building consent for any works the local planning authority or the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses’.

·         It was also considered to be in accordance with the guidance contained within the NPPF paragraph 131 which required that Local Planning Authorities in determining applications  should take account of the desirability of sustaining and enhancing the significance of heritage assets, putting them to viable uses consistent with their conservation, and paragraph 132 which required that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation.

 

Councillor Jackie Kirk, addressed Planning Committee as Ward Advocate on behalf of local residents in relation to the proposed development, covering the following main points:

 

·         The planning history for the premises included an application for a hotel refused by Planning Committee, subsequently overturned and granted by the Planning Inspector.

·         Planning permission granted for a hotel did have an effect on the activities within the public house.

·         Problems with deliveries to pub causing issues of public safety.

·         Increased seating would cause noise and light pollution.

·         The public house had  ...  view the full minutes text for item 85.

86.

Application for Development: 1-4 Cornhill Pavement and 7-8 Sincil Street, Lincoln pdf icon PDF 104 KB

Additional documents:

Minutes:

The Planning Manager:

 

a.    advised that planning permission was sought for demolition of 1-4 Cornhill Pavements and 7-8 Sincil Street to facilitate the erection of a new building to provide new Class A1 (retail), Class A2 (financial and professional services), Class A3 (restaurants and cafes), Class A4 (drinking establishments), Class D2 (leisure) uses; and other associated works

 

b.    described the location of the site within the Cathedral and City Centre Conservation Area No 1 and the ‘Primary Shopping Area’ as identified in the Central Lincolnshire Local Plan

 

c.    reported that the application had been subject to some pre application discussion with officers and Historic England, with revisions made to the scheme further to the receipt of the application

 

d.    highlighted that the scheme was the latest part of the wider redevelopment of 'The Cornhill Quarter' by the Co-op which stretched from the River Witham to the North, and Tentercroft Street to the South

 

e.    reported that the scheme to date involved the refurbishment of the grade II listed Corn Exchange, the on-going alteration and extension of no's 30-35 Sincil Street and in conjunction with the City Council, the recently completed new multi storey car park, transport interchange and Central Bus Station

 

f.     provided details of the policies pertaining to the application as follows:-

 

·         Policy LP1: A Presumption in Favour of Sustainable Development

·         Policy LP26: Design and Amenity

·         Policy LP31:  Lincoln's Economy

·         Policy LP33: Lincoln's City Centre Primary Shopping Area and Central Mixed Use Area

·         Policy LP25: The Historic Environment

·         National Planning Policy Framework

 

g.    outlined the responses made to the consultation exercise

 

h.    referred to the update sheet which contained  further responses received from Historic England and Lincoln Civic Trust in relation to the planning application

 

i.      highlighted the main issues relating to the proposals as follows:-

 

·         Local and National Planning Policy

·         Effect on Visual Amenity

·         Setting of Adjacent Listed Buildings

·         Character and Appearance of the Conservation Area

·         Highway Safety

·         Archaeology

·         Lighting

·         Fume Extraction

·         Land Contamination

 

j.      concluded that:

 

·         This cinema development was another step towards the refurbishment of the wider Cornhill Quarter, following on from the recently completed Corn Exchange building and the redevelopment works currently taking place to properties at 30-35 Sincil Street.

·         This development was crucial to the creation of a public square within the area and in improving visual links with the High Street.

·         The development would also help to encourage activity both during the day and evening.

·         The proposal had been revised in order to address initial concerns regarding scale and height of the building and the effect on particular views within the area.

·         The revised proposal was considered to be a good modern design which respected the architectural character of the area and the setting of the adjacent listed buildings.

·         The proposal would contribute to the character and appearance of the conservation area and was therefore in accordance with both local and national planning policy.

 

Ursula Lidbetter, Chief Executive, Lincolnshire Co-operative Society, addressed Planning Committee in support of the proposed development, covering the following  ...  view the full minutes text for item 86.

87.

Application for Development: Site Of Former Wildlife Public House, Birchwood Avenue, Lincoln pdf icon PDF 488 KB

Additional documents:

Minutes:

The Planning Manager:

 

a.    described the application site, situated on the west side of Birchwood Avenue, a route providing access into Lincoln from the west, and close to its road’s junction with the B1241, Skellingthorpe Road

 

b.    highlighted that the surrounding area, some 4 kilometres from the city centre, predominantly comprised areas of late 20th century housing, although there was a small convenience store to the north-east of the site and a petrol filling station beyond that

 

c.    advised that planning permission was sought for the erection of 2no. three storey buildings to provide 30no. one bedroom apartments and 8no. two bedroom apartments; provision of new vehicle access and parking spaces; stopping up of current vehicular access; and, hard and soft landscaping works to include new boundary treatment and provision of shared outdoor amenity space

 

d.    described the planning history to the site, previously occupied by a public house, with permission to demolish given in 2012, as detailed in full within the officer’s report

 

e.    provided details of the policies pertaining to the application as follows:-

 

·         Policy LP1: A Presumption in Favour of Sustainable Development

·         Policy LP2: The Spatial Strategy and Settlement Hierarchy

·         Policy LP3: Level and Distribution of Growth

·         Policy LP9: Health and Wellbeing

·         Policy LP11: Affordable Housing

·         Policy LP12: Infrastructure to Support Growth

·         Policy LP13: Accessibility and Transport

·         Policy LP14: Managing Water Resources and Flood Risk

·         Policy LP16: Development on Land affected by Contamination

·         Policy LP21: Biodiversity and Geodiversity

·         Policy LP24: Creation of New Open Space, Sports and Recreation Facilities

·         Policy LP25: The Historic Environment

·         Policy LP26: Design and Amenity

·         Policy LP29: Protecting Lincoln's Setting and Character

·         Policy LP36: Access and Movement within the Lincoln Area

·         National Planning Policy Framework

 

f.     described the planning history to the site, previously occupied by a public house, given permission to be demolished in 2012, as detailed in full within the officer’s report

 

g.    outlined the responses made to the consultation exercise

 

h.    referred to the update sheet which contained further responses received in relation to the planning application

 

i.      highlighted the main issues relating to the proposals as follows:-

 

·         The Principle of the Development;

·         Provision of Affordable Housing and Contributions to Services;

·         The Design of the Proposals and their Visual Impact;

·         Implications of the Proposals upon Amenity;

·         Sustainable Access, Highway Safety and Air Quality;

·         Site Drainage; and

·         Planning Balance.

 

j.      concluded that:

 

·         The presumption in favour of sustainable development required by the National Planning Policy Framework would apply to the proposals as there would not be any conflict of the three strands of sustainability that would apply to development as set out in the planning balance.

·         There would not be harm caused by approving the development so it is considered that the application should benefit from planning permission for the reasons identified in the report but subject to the planning conditions outlined within the officers’ report.

 

James Rigby, representing the agent for the proposed development, addressed Planning Committee in support of the planning application, covering the following main points:

 

·         Lengthy discussions  ...  view the full minutes text for item 87.

88.

Application for Development: Grantham Street Car Park, Grantham Street, Lincoln pdf icon PDF 703 KB

Additional documents:

Minutes:

The Principal Planning Officer:

 

a.    advised that outline planning permission was sought for the erection of a building to include 2 levels of car parking and 4 storeys above to provide either residential units (use class C3); and/or student accommodation (use class C3); and/or office (use class B1); and/or Hotel (use class C1) (Outline) (REVISED PLANS)

 

b.    described the application site situated at the south-western corner of the junction of Grantham Street with Flaxengate, but also adjoining Swan Street to the west, in general terms, situated to the east of the High Street

 

c.    reported that in light of the nature of the application, access to detailed layout, scale, appearance and landscaping of the proposed development would be subject to a subsequent application for Reserved Matters, accordingly, for these matters, maximum scale parameters had been set for the proposed development within which the reserved matters would be brought forward

 

d.    highlighted that in terms of the indicative height of the building, it was important to note that this had been reduced as part of the application and the top floor had been set back

 

e.    provided details of the policies pertaining to the application as follows:-

 

·         Policy LP1: A Presumption in Favour of Sustainable Development

·         Policy LP2: The Spatial Strategy and Settlement Hierarchy

·         Policy LP3: Level and Distribution of Growth

·         Policy LP5: Delivering Prosperity and Jobs

·         Policy LP6: Retail and Town Centres in Central Lincolnshire

·         Policy LP7: A Sustainable Visitor Economy

·         Policy LP9: Health and Wellbeing

·         Policy LP11: Affordable Housing

·         Policy LP12: Infrastructure to Support Growth

·         Policy LP13: Accessibility and Transport

·         Policy LP14: Managing Water Resources and Flood Risk

·         Policy LP16: Development on Land Affected by Contamination

·         Policy LP17: Landscape, Townscape and Views

·         Policy LP21: Biodiversity and Geodiversity

·         Policy LP24: Creation of New Open Space, Sports and Recreation Facilities

·         Policy LP25: The Historic Environment

·         Policy LP26: Design and Amenity

·         Policy LP29: Protecting Lincoln’s Setting and Character

·         Policy LP31: Lincoln’s Economy

·         Policy LP33: Lincoln's City Centre Primary Shopping Area and Central Mixed Use Area

·         Policy LP36: Access and Movement within the Lincoln Area

·         Policy LP37: Sub-division and multi-occupation of dwellings within Lincoln

·         National Planning Policy Framework

           

f.     outlined the responses made to the consultation exercise

 

g.    highlighted the main issues relating to the proposals as follows:-

 

·         The Principle of the Development

·         Affordable Housing and Contributions to Service Provision;

·         The Impact of the Design of the Proposals;

·         The Implications of the Proposals upon Amenity;

·         Other Matters; and

·         The Planning Balance.

 

h.    concluded that:

 

·         The presumption in favour of sustainable development required by the National Planning Policy Framework would apply to the proposals as there would not be conflict with the three strands of sustainability that would apply to development as set out in the planning balance.

·         Therefore, there would not be harm caused by approving the development. As such, it was considered that the application should benefit from planning permission for the reasons identified in the report and subject to the conditions outlined within the officer’s report.

 

Jeremy Wright, local resident addressed  ...  view the full minutes text for item 88.

89.

Application for Development: Land Adjacent To The Myle Cross Centre, Macaulay Drive, Lincoln pdf icon PDF 77 KB

Additional documents:

Minutes:

The Principal Planning Officer:

 

a.    described the application site located in St Giles, a predominantly residential area approximately two miles north east of the centre of Lincoln

 

b.    reported that the application proposed the erection of a new ‘alternative provision’ (AP) school with secured play areas, landscaping, car parking and associated engineering works, served via a new vehicular access off Macaulay Drive to accommodate up to sixty-three pupils aged from five to sixteen

 

c.    advised that the applicant, Wellspring Academy Trust, operated eleven existing AP schools in Yorkshire and Humberside with the aim to provide the best possible education to children who could not be in mainstream education

 

d.    provided details of the policies pertaining to the application as follows:-

 

·         National Planning Policy Framework

·         Central Lincolnshire Local Plan – Policy LP26 Design and Amenity Standards

           

e.    outlined the responses made to the consultation exercise

 

f.     referred to the update sheet which contained a further response from Lincoln Civic Trust raising no objection to the proposed development

 

g.    highlighted the main issues relating to the proposals as follows:-

 

·         Residential Amenity

·         Visual Amenity

·         Highways

·         Trees

·         Ecology

·         Drainage

 

h.    concluded that:

 

·         The application proposed the erection of a new ‘alternative provision’ school with secured play areas, landscaping, car parking and associated engineering works. The school would accommodate up to sixty-three pupils aged from five to sixteen.

·         The application supported the aims set out in the NPPF to ensure that a sufficient choice of school places were available to meet the needs of existing and new communities.

·         The design of the school was appropriate and related well to the site and surroundings, particularly in relation to siting, height and palette of materials in accordance with local plan policy LP26.

·         Moreover the design of the development was appropriate given the end user to ensure that the design was both appropriate and safe and secure and would have no adverse impacts on residential amenity.

 

Members discussed the content of the report in further detail.

 

RESOLVED that planning permission be granted subject to the following conditions:

 

  • Development to commence within 3 years
  • Development to be carried out in accordance with the plans
  • External plant or machinery
  • Time restriction on use of MUGA
  • Internal highway layout to be carried out in accordance with the plans
  • External lighting assessment
  • Submission of surface water management strategy
  • Submission of foul water strategy
  • Landscaping
  • Unexpected contamination