Agenda and minutes

RESOLVED that in the absence of the Chair and Vice Chair, Councillor Bushell be appointed as Chair for the duration of tonight’s meeting.

Councillor Bushell took his seat as the Chair.

RESOLVED that the minutes of the meeting held on 23 May 2018 be confirmed.

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.

Councillor Edmund Strengiel declared a Personal Interest with regard to the agenda item titled 'Application for Development: Land at Westbrooke Road, Lincoln. (Phase 4)’.

Reason: He had met a member of staff from Chestnut Homes present in tonight's audience at another meeting in relation to a totally different matter. This staff member was not speaking at Planning Committee this evening.

Councillor Gary Hewson declared a Personal Interest with regard to the agenda item titled 'Application for Development: 129 Yarborough Road, Lincoln.'

Reason: He knew one of the objectors to the planning application, but not as a close associate.

Councillor Lucinda Preston declared a Personal Interest with regard to the agenda item titled 'Application for Development: 129 Yarborough Road, Lincoln.'

Reason: She knew one of the objectors to the planning application, but not as a close acquaintance.

RESOLVED that the order of business be amended to allow the following reports to be considered before the remaining agenda items.

·         Land Adjacent to A46 Ring Road and North of Queen Elizabeth Road, Lincoln.

·         35 Newark Road, Lincoln.

·         61 St Catherines, Lincoln.

The Planning Manager:

a.    advised that planning permission was sought for:

·         The erection of 325 dwellinghouses, including 8 flats, facilitated by the demolition of existing flats known as Garfield View and Woodburn View.

·         Associated infrastructure and external works including new footpath link to Clarendon Gardens, the provision of new parking bays to Garfield Close and Woodburn Close and hard and soft landscaping and children's play area (revised plans).

b.    advised that the planning application brought together two parcels of land in separate ownership as detailed within associated plans shown in the officers report

c.    described the location of the site situated within Ermine West to the north of the city, adjoining development to the south within the residential streets which ran perpendicular to Queen Elizabeth Road and between the main north-south routes of Burton Road and Riseholme Road

d.    stated that the site shown as being allocated for housing in the Central Lincolnshire Local Plan

e.    reported that as outlined in the Lincoln Townscape Assessment, “the majority of the current townscape of the Ermine West Character Area dated from the building of the Ermine West Estate by the City of Lincoln Council in the Post-War Period [1946-1966 AD]”

f.     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 LP10: Meeting Accommodation Needs

·         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 LP18: Climate Change and Low Carbon Living

·         Policy LP20: Green Infrastructure Network

·         Policy LP21: Biodiversity and Geodiversity

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

·         Policy LP26: Design and Amenity

·         Policy LP36: Access and Movement within the Lincoln Area

·         Policy LP49: Residential Allocations - Lincoln

·         National Planning Policy Framework      

7. outlined the responses made to the consultation exercise

8. referred to the update sheet which contained revised site layout plans, together with a response received from the Highways Authority

9. advised members of the main issues to be considered as part of the application as follows:

10. concluded that:

The Planning Team Leader:

a.    advised that the application proposed the conversion of an existing dwellinghouse into a ground floor flat and first/second floor maisonette (part retrospective) at 35 Newark Road, Lincoln a three storey mid-terrace property

b.    reported that the application property had been occupied as two flats for at least 7 years without the benefit of planning approval, this application sought to regularise this use with changes to the existing floor plans

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

·         Policy LP1: A Presumption in Favour of Sustainable Development

·         Policy LP10: Meeting Accommodation Needs

·         Policy LP26: Design and Amenity

·         Policy LP37: Sub-Division and Multi-Occupation of Dwellings within Lincoln 86

·         National Planning Policy Framework

d.    outlined the responses made to the consultation exercise

5. advised members of the main issues to be considered as part of the application as follows

·         Principle of the use

·         Effect on residential amenity

·         Effect on highway safety and parking

6. concluded that:

Mr Robert Dickinson, local resident, addressed Planning Committee in objection to the proposals, covering the following main points:

·         He thanked members of Planning Committee for allowing him the opportunity to speak.

·         This development and that of 61 St Catherines, to be considered next on this agenda, were connected in relation to environmental impact on the area.

·         There would be increased pressure on parking on St Catherines Grove as there were no available car parking spaces on Newark Road.

·         National Planning Policy Framework, March 2012, highlighted the opportunity for HMO’s to share off-street parking, although there was currently none provided for this development.

·         Issues existed with vehicles parking on double yellow lines/pavements causing problems for disabled access.

·         There had been accidents on the street.

·         Problems of access to street by waste disposal lorries.

·         This was a retrospective planning application which should be taken into consideration.

Mr Philip Rhyder addressed Planning Committee in support of the proposals on behalf of the agent, covering the following main areas:

·         The premises had operated as two flats for at least 12 years and probably more than 20 years.

·         The scheme would not be a HMO, it would operate as a maisonette and first floor flat.

Members discussed the content of the report in further detail, raising the following main points:

·         Parking issues were endemic to the area.

·         Parking on the pavements was a police matter, which Ward Councillors could investigate if requested.

·         The proposals would not make a significant difference to the number of vehicles in the area.

·         Retrospective planning applications were frustrating, however, the proposals were not that different to what was there already.

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

• Development to be carried out within 3 years
• Development to be carried out in accordance with the plans

The Planning Team Leader:

a.    described the location of the site at 61 St Catherines, a semi-detached property located on the western side of a primarily residential street within the Conservation Area (No. 4) of the same name, having a gravelled area to the rear for parking

b.    advised that the application proposed to change the use of the property from a 9 bedroom house in multiple occupation to 5 self-contained flats; planning permission was granted in 2015 (2015/0735/F) to change the use of the property to a 9 bedroom HMO

c.    reported that the proposal was for 4no. one bedroom flats and 1no. two bedroom flats requiring minor internal and external alterations to the property

d.    highlighted that prior to its use as a HMO the property had been used as a care home for the elderly from 1988 until 2015

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

·         National Planning Policy Framework      

·         Central Lincolnshire Local Plan

o   Policy LP25 The Historic Environment

o   Policy LP26 Design and Amenity

f.     outlined the responses made to the consultation exercise

g.    referred to the update sheet which contained a landscaping plan showing the layout of five off-street parking spaces associated with the application property

8. advised members of the main issues to be considered as part of the application as follows

9. concluded that

Mr Robert Dickinson, local resident, addressed Planning Committee in objection to the proposals, covering the following main points:

·         He wished to modify his objection to this scheme in the light of changes to the provision of off-street car parking to 5 spaces instead of 3 as this was a positive contribution to ease car parking arrangements in the street.

·         There were very serious parking infringements on St Catherines.

·         Notices relating to the planning application had not been posted in the street.

·         On behalf of the Residents Association he requested greater transparency and consultation with residents in respect of future planning applications.

Mr Browne addressed Planning Committee in support of the proposals on behalf of the agent, covering the following main areas:

·         The off-street car parking spaces were shown on the update sheet.

·         He had owned the property for 37 years.

·         The change of use from a 9 bedroom house in multiple occupation to 5 self-contained flats would result in less impact on the area due to a reduction in the number of residents.

·         This was a high quality development offering a high standard of accommodation for its residents.

The Planning Manager offered the following points of clarification to members:

·         The planning authority had a legal requirement to consult with anyone living next to the  ...  view the full minutes text for item 20.

The Planning Team Leader:

a.    advised that full planning permission was sought by Chestnut Homes for the erection of 23 dwellings as Phase 4 of the Westbrooke Road development known as 'LN6', with access to the site taken through the existing access created for Phases 1, 2 and 3 off the western end of Westbrooke Road, and as submitted the application originally also proposed a separate pedestrian access created off Skellingthorpe Road to the South

b.    described the site located immediately adjacent to Phase 3 of LN6, forming part of the former Usher school site on part of the former playing field, to the rear of a number of properties on St. Helen's Avenue

c.    advised that the site was currently under the ownership of Lincolnshire County Council; although the whole of the former school site was allocated for residential in the Local Plan, it was understood that the County Council wished to retain the balance of the land at this time

d.    described the relevant planning history to the application site as detailed within the officer’s report

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

·         National Planning Policy Framework      

·         Policy LP9: Health and Wellbeing

·         Policy LP1: A Presumption in Favour of Sustainable Development

·         Policy LP11: Affordable Housing

·         Policy LP12: Infrastructure to Support Growth

·         Policy LP14: Managing Water Resources and Flood Risk

·         Policy LP26:Design and Amenity

f.     outlined the responses made to the consultation exercise

g.    advised members of the main issues to be considered as part of the application as follows:

·         Local and National Planning Policy

·         Effect on visual amenity

·         Effect on residential amenity

·         Highway safety

·         Ecology

·         Flood risk

·         Land levels

·         Land contamination

·         Affordable housing

·         CIL and other contributions

h.    concluded that:

·         The site had an allocation in the CLLP and was located in a sustainable location close to existing services and amenities, with good transport links.

·         Negotiations had secured revisions to the proposal including the removal of the proposed footpath link to Skellingthorpe Road and revisions to proposed land levels and boundary treatment heights in response to concerns regarding residential amenity.

·         The development would contribute to the housing supply within the City and provide affordable housing in accordance with national and local planning policy.

Rebecca Archer, representing Chestnut Homes, addressed Planning Committee in support of the proposed development, covering the following main points:

·         She was employed by Chestnut Homes as Land Development Manager.

·         Phase 4 was a continuation of the LN6 development.

·         An additional 23 dwellings were proposed.

·         A unilateral agreement had been made for phase 3 of LN6 and work would be commenced shortly.

·         The last dwelling in phase 2 would be occupied by July 2018.

·         The six affordable houses for phase 4 would be secured through a section106 legal agreement, together with a financial contribution towards playing fields and children’s play space.

·         The site formed part of the former Usher School site currently under the ownership of Lincolnshire County Council.

·         Although the whole of the former school site was allocated for residential  ...  view the full minutes text for item 21.

The Planning Manager:

a.    advised that full planning permission was sought for:

·         Erection of a four storey building to the south of Nos. 100, 102 and 104 Newland to provide student accommodation

·         Demolition of rear extension to Nos. 100, 102 and 104 Newland

·         Demolition of Nos. 94 and 96 Newland (Taste of Marrakesh)

·         Erection of a partial subterranean four and five storey building to provide student accommodation

·         Erection of a partial subterranean building to provide four storeys of student accommodation between Nos. 96 and 100 Newland, including glazed link to No. 100 Newland (revised description, revised plans)

b.    described the location of the application site from east to west occupied by a mix of buildings and parking, as detailed within the officers report

c.    advised that access to the buildings was currently a mixture of pedestrian access from Newland and vehicular access from Carholme Road

d.    described the relevant planning history to the application site as detailed 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 LP5: Delivering Prosperity and Jobs

·         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 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      

6. outlined the responses made to the consultation exercise

7. referred to the update sheet which contained plans of proposed elevations in relation to the proposals and additional responses received from Lincolnshire Fire and Rescue, Lincoln Civic Trust and local residents

8. advised members of the main issues to be considered as part of the application as follows:

9. concluded that:

The Planning Manager:

a.    advised that the planning application related to Submission of Reserved Matters including access, appearance, landscaping, layout and scale for the erection of a six-storey building incorporating student accommodation and car parking as required by outline planning permission 2017/0721/OUT

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

c.    advised that the application site was irregular but roughly square in shape, currently utilised as a surface car park adjacent to commercial uses

d.    described the relevant planning history to the application site as detailed 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 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      

6. outlined the responses made to the consultation exercise

7. referred to the update sheet which contained photographs of the proposed development

8. advised members in respect of matters to be considered as follows:

·   The Impact of the Design of the Proposals;

·   The Implications of the Proposals upon Amenity

·   Sustainable Access and Highway Safety;

·   Archaeology;

·   Matters Controlled by Planning Conditions on the Outline Planning Permission;

·   Other Matters; and

·   The Planning Balance.

9. concluded that:

The Planning Team Leader:

a.    advised that planning permission was sought to erect a dwelling to the rear of 129 Yarborough Road with access taken from Carline Road; the property would provide 4 bedrooms split over three floors and have off- street parking and private external amenity space

b.    described the application site on the east side of Yarborough Road close to its junction with Carline Road, located to the rear of the host property which formed part of the rear garden, currently occupied by a single storey garage

c.    described the location of the proposed development within Conservation Area No.8 - Carline

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

·         National Planning Policy Framework      

·         Central Lincolnshire Local Plan

·   Policy LP1     A Presumption in Favour of Sustainable Development

·   Policy LP25   The Historic Environment

·   Policy LP26   Design and Amenity

5. outlined the responses made to the consultation exercise

6. advised members of the main issues to be considered as part of the application as follows

7. concluded that it was considered that the applicants had addressed the constraints of the site and the proposal was appropriate in this location, the proposal was therefore in accordance with national and local planning policy.

Mr Chris Appleton, Applicant, addressed Planning Committee in support of the proposals, covering the following main points:

·         He thanked the City of Lincoln Council for their support through the design process.

·         He had worked closely with planning officers over a period of time since April 2017.

·         The design of the building had evolved following numerous meetings.

·         The design of the building had a modern feel internally, however, retaining traditional red brick and slate materials to fit in with Carline Road.

·         The boundary wall to the property would be retained as part of the character of the surrounding area.

·         The development was of correct height/size/ mass and materials.

·         He intended to live in this modern detached house himself, he was not a developer.

·         There was 35 metres of frontage onto Carline Road, however, his house would be only 12 metres wide.

·         There had been no objections from immediate neighbours.

·         He thanked Planning Committee for giving him the opportunity to speak.

Members discussed the content of the report in further detail.

Reservations were made by the Ward Councillor for the area in terms of stability of the area, traffic issues and the design and build of the property in a Conservation area.

The Planning Team Leader offered the following points of clarification:

·         Planning officers were satisfied that any problems with slope stability could be dealt with through appropriate conditions and the structural engineer would deal with this in the same manner.

·         The design of the building was indeed a material planning consideration. Planning officers had worked with the applicant throughout the planning process and considered the end proposals to be an appropriate development.

RESOLVED that  ...  view the full minutes text for item 24.

(Councillor Brothwell left the meeting at this point to attend a further engagement.)

The Principal Planning Officer:

a.    described the location of the site at 40-42 Michaelgate, which was two conjoined Grade II listed buildings within the City Council’s ownership

b.    advised that the two storey, brick built property was constructed in the mid to late 18^th Century with a late 18^th century shop window to the left, located on the east side of Michaelgate close to the junction with Steep Hill and Bailgate, and also within the Cathedral and City Centre Conservation Area

c.    advised that planning permission was sought for works to repair structural damage caused by a vehicular impact, including taking down and reinstating a section of the north wall, reinstating meters and services, repairing damaged plasterwork and other finishes and redecoration to certain rooms

d.    referred to the relevant site history to the planning application as detailed within the planning officer’s report

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

·         Policy LP25: The Historic Environment

·         National Planning Policy Framework

f.     outlined the responses made to the consultation exercise

7. advised members of the main issue to be considered as part of the application as follows

·         Impact on the building as a designated heritage asset

8. concluded that:

Members discussed the content of the report in further detail.

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

• Time limit of the permission
• Development in accordance with approved plans
• Brick sample panel including lime mortar and bonding to match existing
• Sample of replacement bricks
• Sample of lintels
• Specification and sample of lime plaster
• Samples and surface treatment of timber for replacement of timber frame
• Methodology for refurbishment of windows
• Methodology for repair to timber framing

The Planning Team Leader:

a.    advised that the application proposed the erection of a single storey rear and side extension at 69 Greetwell Road to this two storey semi-detached dwelling

b.    highlighted that the application was brought before Planning Committee,  the applicant being an employee of the City of Lincoln Council

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

·         Policy LP26: Design and Amenity

·         National Planning Policy Framework

d.    outlined the responses made to the consultation exercise

5. advised members of the main issues to be considered as part of the application as follows

·                     National and local planning policy

·                     Effect on residential amenity

·                     Effect on visual amenity

·                     Effect on highway safety

6. concluded that:

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