Agenda and minutes

RESOLVED that the minutes of the meeting held on 26 February 2020 be confirmed.

Councillor Rebecca Longbottom declared a Personal and Prejudicial Interest with regard to the agenda item titled 'Application for Development: 7 James Street, Lincoln'. She was known to two of the authors of an objector's response to the application and therefore left the meeting during discussion on this item and took no part in the vote on the matter to be determined.

Councillor Rebecca Longbottom declared a Personal and Prejudicial Interest with regard to the agenda item titled 'Application for Development: 311 Burton Road, Lincoln'. She was known to one of the agents associated with the application and therefore left the meeting during the discussion on this item and took no part in the vote on the matter to be determined.

The Arboricultural Officer:

a.    advised members of the reasons for proposed works to trees in the City Council’s ownership and sought consent to progress the works identified, as detailed at Appendix A of his report

b.    highlighted that the list did not represent all the work undertaken to Council trees, it represented all the instances where a tree was either identified for removal, or where a tree enjoyed some element of protection under planning legislation, and thus formal consent was required

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

A question was raised in respect of those retrospective cases set out in the report as to the length of time that had been taken to address them. It was reported that these were dealt with as a matter of urgency due to trees being unsafe as a result of the high winds associated with Storm Ciara.

Discussion ensued on the felling of trees at Boultham Park. It was noted that a number of these trees included a large birch tree which, although appearing healthy, were actually in danger of collapsing. It had therefore been necessary to remove them. A significant amount of work, which also included the removal of trees at the park, was associated with the Boultham Park’s heritage lottery fund regeneration scheme.

RESOLVED that tree works set out in the schedules appended to the report be approved.

The Planning Manager:

a.     reported that planning permission was sought for demolition of existing buildings, erection of a building consisting of a hotel with ancillary restaurant and bar (Use Class C1), flexible retail (Use Class A1/A2/A3/A4/A5)/leisure uses (Use Class D2), landscaping and associated works

b.     described the application site located on a prominent corner on the west side of High Street, bounded by St Peter's Passage to the north, Mint Lane to the West and Mint Street to the south and occupied by a number of buildings, the main building being House of Fraser, a department store fronting High Street and Mint Street with a series of other buildings fronting Mint Street, lined towards Mint Lane

c.     advised that the principal building fronting High Street consisted of a four storey department store which was re-clad during the 1960s, elsewhere on the site there were smaller scale three/two storey buildings fronting Mint Street positioned at the back edge of the footpath, these buildings had been amalgamated into the department store albeit some used for storage or back of house facilities and a cafe in association with the main use

d.     referred to a yard to the rear of the block, accessed from Mint Lane used for car parking and deliveries

e.     reported that none of the buildings on the site were listed although the site was located within the Cathedral and City Centre Conservation Area No. 1

f.       described the location of Nat West Bank (Grade II Listed) and the Stonebow, a Scheduled Ancient Monument and Grade I Listed Building adjacent to the site, on the south side of Mint Street

g.     highlighted details of the current ownership of the site outlined within the content of the officers report with the current tenant House of Fraser on a short-term lease (3 monthly); they will not commit to their long-term future at this location.”

h.     reported that the applicant had stated throughout pre-application discussions that securing a scheme for re-development of the site was a defensive position in order to secure a sustainable use and its long term future

i.       highlighted that the current scheme, if granted, would safeguard against a highly prominent site within the City of Lincoln's High Street becoming vacant; whilst the operator of the hotel had not yet been confirmed, the applicant had confirmed that there had been significant market interest for a hotel use on the site and on submission of the application were in “advanced negotiations with an international brand hotel operator, who proposed to deliver a 4* lifestyle hotel.”

j.       Referred to relevant site history as detailed within the officers report

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

·       Policy LP2    The Spatial Strategy and Settlement Hierarchy

·       Policy LP6    Retail and Town Centres in Central Lincolnshire

·       Policy LP7    A Sustainable Visitor Economy

·       Policy LP13   Accessibility and Transport

·       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  ...  view the full minutes text for item 66.

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

Application for Development: 7 James Street, Lincoln

Application for Development: 311 Burton Road, Lincoln

(Councillor Rebecca Longbottom left the meeting for the discussion of this item having declared a personal and prejudicial interest in the matter to be discussed. She too no part in the decision making process).

The Planning Manager:

a)    reported that planning permission was sought for the erection of a garden room/ studio outbuilding within the garden of 7 James Street, a former stables, the Coach House was converted to a residential dwelling in 1991

b)    described the property as grade II listed located within the Cathedral and City Centre Conservation Area No.1, the site also a Scheduled Ancient Monument being part of the Lincoln Roman Colonia (Lindum) with Schedule Monument Consent for the proposed works approved by the Secretary of State on 7th April 2020

c)     reported that Planning Permission and Listed Building Consent were approved November 2018 for the erection of a single storey extension to the Coach House to provide an en suite bedroom to the ground floor (2018/1177/HOU and 2018/1178/LBC), now constructed on site.

d)    clarified that a separate application for Listed Building Consent was not required for this freestanding outbuilding within the curtilage., however, the effect of the proposed structure on the setting of 7 James Street a grade II listed building, was being considered under this application

e)    stated that the proposal had been the subject of some pre application discussion, with the proposal revised to a smaller outbuilding and the omission of the originally proposed external decked area

f)      provided details of the policies pertaining to the application, as follows:

·       Policy LP25   The Historic Environment

·       Policy LP26   Design and Amenity

·       National Planning Policy Framework

g)    advised members of the main issues to be considered as part of the application to assess the proposal with regard to:

·       Local and National Planning Policy

·       The setting of the listed building

·       The effect on residential amenity

·       The effect on visual amenity and the character and appearance of the conservation area

·       Archaeology and the SAM

·       Highways

·       Proposed use of the outbuilding.

h)    outlined the responses made to the consultation exercise

i)       concluded that:

·       Given the proposed design, scale and materials of the outbuilding, and that views from outside the site were very limited, it was considered that the proposed outbuilding would not be detrimental to the setting of the grade II host property or the other listed buildings within the vicinity of the application site. Similarly, the proposal was considered to preserve the character and appearance of the Conservation Area.

·       The garden room and its proposed use was not considered to be detrimental to the residential amenities of the occupants of adjacent properties and therefore the proposal was considered to be in accordance with policies contained within the CLLP and also the NPPF.

Mr Nick Bunker addressed the Planning Committee in objection to the proposed development, covering the main points:

·       he lived at 4 James Street which formed part of the complex of the Grade II* listed buildings, numbers 4, 5 and 6, which were collectively known  ...  view the full minutes text for item 68.

(Councillor Rebecca Longbottom left the meeting for the discussion of this item having declared a personal and prejudicial interest in the matter to be discussed. She too no part in the decision making process).

The Planning Team Leader:

a)    reported that planning permission was sought for a single storey side and rear extension and alterations to roof incorporating dormer window to accommodate loft conversion, and new gates to the driveway to the front of the property

b)    described the location of the property 311 Burton Road as a two storey, detached property located on the north side of Burton Road set within extensive front and rear gardens with residential properties on either side.

c)    highlighted that the application was brought before Planning Committee due to the applicant being related to an employee of the City Council

d)    reported that permission was granted in 2019 (2019/0899/HOU) for a single storey rear extension to be timber cladded and the alteration of existing roof line to accommodate installation of dormer to rear.

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

·         National Planning Policy Framework

·         Central Lincolnshire Local Plan – Policy LP26

f)     advised members of the main issues to be considered as part of the application to assess the proposal with regard to:

·         Visual Amenity and Design

·         Impact on Neighbours

·         Technical Matters

g)    outlined the responses made to the consultation exercise

h)    concluded that:

·         The extensions were of an appropriate design and would be in keeping with the scale of the host property and the adjacent neighbours.

·         There would be no impact on the amenity of the adjacent neighbours and as such it was considered that the proposed development would be in accordance with local plan policy LP26.

Members highlighted that the dormer extension was of a substantial size and queried whether this would have any impact on residential amenity.

The Planning Team Leader confirmed the dormer extension which would be used as a bedroom was large, however, it was the same size as that approved by Planning Committee at the end of last year.

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

• Development to be carried out in accordance with the plans
• Development to commence within 3 years
• Gate distance and design

(Councillor Longbottom resumed her seat at Planning Committee for the remainder of the meeting).

The Planning Team Leader:

a)    reported that planning permission was sought for the erection of a three storey building to accommodate 15 apartments with parking and associated landscaping

b)    highlighted that the application was proposed on land previously occupied by the commercial building trading as Jack Machin Motorcycles at 128-130 Carholme Road, now demolished under prior approval (2019/0620/PAD), on the southern side of the road on the corner with Derwent Street

c)    stated that outline permission had previously been approved on the site (2017/0236/OUT) for 14 apartments, which set out the acceptability of the principal of development on this site along with some outline development parameters

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

e)    advised members of the main issues to be considered as part of the application to assess the proposal with regard to:

·         Principle of the development

·         Visual amenity and proposed design

·         Residential amenity

·         Technical matters

o Flood Risk

o Land contamination

o S106

f)     outlined the responses made to the consultation exercise

g)    concluded that:

·         The proposed application had been assessed against policies set out in the Central Lincolnshire Local Plan as well as the overarching themes of the National Planning Policy Framework.

·         The scheme had undergone a number of design changes since its original submission and officers were now satisfied that the proposals reflected the character of the area with a modern interpretation.

·         The impacts on neighbours had been assessed and officers were satisfied that there were no adverse impacts on the amenity currently enjoyed by residents.

·         Technical matters had been addressed and could be secured by condition or through the signing of the S106 agreement.

Members commented in relation to the proposed scheme as follows:

·         It was heartening to see an application for residential development to exclude occupation by students.

·         Additional residential accommodation was always welcomed for the City.

·         The Civic Trust had described the proposed design of the development as appalling.

·         It was disappointing that the applicant had not taken heed of advice from Lincolnshire Police to address issues of both unrestricted pedestrian and vehicular access to the site.

·         Concerns were raised regarding the height, design and footprint of the proposed building which sat forward 3 metres beyond other premises right up to the footpath.

Members asked how the outline planning permission previously granted for 14 apartments would affect the Planning Authority’s position should planning permission be refused today.

The Planning Team Leader advised that  outline planning permission had been granted with indicative drawings, therefore it did not give approval of the building itself.

A motion was proposed that planning permission be granted subject to the conditions outlined within the officer’s report.

The motion did not receive the support of a seconder and fell.

A further motion was proposed, seconded, put to the vote and:

RESOLVED that planning permission be refused.  ...  view the full minutes text for item 70.

The Planning Team Leader:

a)    reported that planning permission was sought for the installation of play equipment with associated surfacing and refurbishments to the existing Multi Use Games Area (MUGA), on the footprint and curtilage of the former St Giles Youth Centre which suffered catastrophic damage following a fire

b)    reported that this planning application was before Committee this afternoon as it was submitted on behalf of the City of Lincoln Council

c)    advised that the application proposed the installation of 13 items of play equipment and 2 metal picnic benches as follows:-

·         Hurricane Swing Seat

·         Spin-A-Bounce

·         XS Cyclone Baroc multi play unit

·         Viking Swing

·         Junior Comet Roundabout

·          Nursery Rhyme multi play unit

·         Cockerel 3 Way-Springer

·         Viking Swing Seat

·         Crusader Swing

·         Buddy Board

·         Fantasy Run Trail - Step Links and Fun Run

·         25M Cable Runway

·         Picnic Benches

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

·         Policy LP26   Design and Amenity

·         National Planning Policy Framework

e)    advised members of the main issues to be considered as part of the application to assess the proposal with regard to:

·         Planning Policy

·         Effect on Visual Amenity

·         Effect on Residential Amenity

·         Effect on Highway Safety

f)     outlined the responses made to the consultation exercise

g)    concluded that the proposed development would offer significant improvements to a key community facility for local residents and would be appropriately located and designed as well as respecting the amenity of adjoining occupiers and the local area in accordance with Policy LP26 'Design and Amenity' of the Central Lincolnshire Local Plan and the National Planning Policy Framework.

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

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

The Planning Team Leader:

a)    reported that planning permission was sought for a single storey side extension to the side of an existing semi-detached bungalow at 15 Aldergrove Close to be attached to the front of the existing garage

b)    highlighted that the application was brought before Planning Committee due to the applicant being an employee of the City Council

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

·         Policy LP26 - Design and Amenity

·         National Planning Policy Framework      

d)    advised members of the main issues to be considered as part of the application to assess the proposal with regard to:

·         Impact on Visual Amenity

·         Impact on Residential Amenity

·         Impact on Highway Safety

e)    outlined the responses made to the consultation exercise

f)     concluded that:

·         The proposed extension would not cause unacceptable harm to visual amenity, residential amenity or highway safety, in accordance with the relevant policies of the National Planning Policy Framework and Central Lincolnshire Local Plan.

Members commented that the proposed side extension would protrude beyond the front building line of the house next door. This would have a residential impact on the front window of No. 17 Aldegrove Close, which was likely to affect any future sale of that property.

The Planning Team Leader clarified that the immediate neighbours to the planning application had been consulted on the proposals and had not raised any concerns. He highlighted that the extension would not project right to the front of the host property and would be sited half way along the bungalow. Given that the existing side elevation of the property was positioned 2.7 metres from the neighbouring window an assessment had been made by officers that although this would have some impact on the neighbouring property, it was not sufficiently overbearing or so harmful as to recommend refusal of planning permission.

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

Standard Conditions

01)      The development must be begun not later than the expiration of three years beginning with the date of this permission.

            Reason: As required by Section 91 of the Town and Country Planning Act 1990.

02)      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 drawings listed within Table A below.

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.

Conditions to be discharged before commencement of works

            None.

Conditions to be discharged before use is implemented

            None.

Conditions to be adhered to at all times

            None.