Agenda and minutes

RESOLVED that the minutes of the meeting held on 25 January 2023 be confirmed and signed by the Chair as a true record.

No declarations of interest were received.

In the interest of transparency the following Members requested it be noted that they recognised persons present in the public gallery at tonight’s meeting in relation to the application for development Agenda Item No 4(a) 18A-20 High Street, Lincoln, however, not in a personal capacity:

·         Councillor Bean

·         Councillor Hewson

·         Councillor Longbottom

·         Councillor S Burke

An update sheet was circulated at the meeting in relation to planning applications to be considered this evening, which included additional information for Members attention received after the original agenda documents had been published.

RESOLVED that the update sheet be received by Planning Committee.

Dave Walker, Arboricultural Officer:

a.    advised Planning Committee 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.

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

The Planning Team Leader:

a.    described the location of the site on the west side and corner of the High Street, and Henley Street, occupied by a three storey building fronting High Street, previously a restaurant at ground floor with associated residential accommodation above with garages to the rear accessed from Henley Street also included

b.    explained that a site visit was conducted by members of Planning Committee and planning officers earlier this afternoon to help offer familiarity to the location of the proposed development

c.    described the Golden Eagle Public House to the north of the application site attached to the building at first/second floor with an arch at ground floor, which led into its car park to the rear with a grassed outdoor seating area/garden located beyond to the west

d.    referred to terraced properties sited to the west on the north and south side of Henley Street

e.    advised that the site was situated within the St Catherine's Conservation Area No 4

f.     reported that planning permission was sought for the erection of a commercial unit at ground floor with 10 residential apartments above and to the rear; the building fronting High Street would be extended upwards by raising the existing eaves and ridge height to provide accommodation within the roof space and a three storey extension would be added to the rear of the existing building to provide further residential accommodation

g.    confirmed that pre-application discussions had taken place with the architect and further discussions had continued throughout the application process, resulting in revisions having been submitted to address officer concerns regarding the scale of the building on High Street; improvements had also been made to the fenestration proportions and design and treatment of the extension on Henley Street

h.    reported that the application was brought to Planning Committee given the number of objections received

a)    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 LP13: Accessibility and Transport

·         Policy LP14: Managing Water Resources and Flood Risk

·         Policy LP25: The Historic Environment

·         Policy LP27: Main Town Centre Uses - Frontages and Advertisements

·         Policy LP29: Protecting Lincoln's Setting and Character

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

·         Policy LP35: Lincoln's Regeneration and Opportunity Areas

·         National Planning Policy Framework      

b)    advised Planning Committee of the main issues to be considered as part of the application to assess the proposal with regards to:

·         Principle and Policy Background

·         Impact of the Proposed Development on the Character and Appearance of the Conservation Area and Visual Amenity

·         Impact on Residential Amenity and Impact on Adjacent Premises

·         Highways and Drainage

·         Contamination

c)    outlined the responses made to the consultation exercise

d)    referred to the Update sheet which included further representations received in respect of the proposed planning development and the following additional proposed officer conditions subject to planning permission being granted:

·         Further details shall be submitted including  ...  view the full minutes text for item 70.

The Assistant Director of Planning:

a.    advised that the application proposed the erection of a single storey rear extension and installation of 2 conservation rooflights on the front elevation to the application property at 54 Sibthorp Street, Lincoln, a two storey mid terrace dwelling

b.    reported that the property had the benefit of a Certificate of Lawful use for its use as a House in Multiple Occupation (HMO) for up to 6 occupants (C4); the use of the property would remain as a HMO.

c.    highlighted that the application had been subject to extensive negotiations with the agent securing revisions to the proposal to overcome some of the concerns raised by officers, neighbours, and the Conservation Officer, following which revised plans had been submitted and a re-consultation exercise conducted.

d.    advised that the site was situated within the City of Lincoln Sibthorp No.7 Conservation Area

e.    described the site history to the application site as detailed within the officer’s report

f.     reported that the application was brought before Planning Committee due to the number of objections received

g.    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 Planning Committee of the main issues to be considered as part of the application to assess the proposal with regards to:

·         Planning Policy

·         Effect on Visual Amenity and the Character and Appearance of the Conservation Area

·         Effect on Residential Amenity

·         Effect on Highway Safety

h.    outlined the responses made to the consultation exercise

i.      concluded that the proposed development was of an appropriate design that would not materially harm the character and appearance of the building or conservation area, in accordance with the duty contained within Section 72(1) of the Planning (Listed Building and Conservation Areas) Act 1990, policies LP25 'The Historic Environment' and LP26 'Design and Amenity' of the Central Lincolnshire Local Plan and guidance within the National Planning Policy Framework.

Members discussed the content of the report in further detail.

Members commented as follows:

·         Would the historical issues of drainage at the site impact upon the proposed extension.

·         What was the definition of conservation roof lights.

·         A wall of all white UPVC windows in the streetscene distracted from the Conservation Area.

·         We tended to under value some views in urban landscapes to the back and side of developments.

·         The rear of the properties in the street scene held a distinct landscape of outbuildings with gaps where outside toilets used to be situated. Would the break in the link to the outbuildings as a result of the proposed extension destroy the relationship with this very British tradition?

·         Were the rooms sufficient in size?

The Assistant Director of Planning offered the following points of clarification:

·         Drainage issues were historic in the site area as identified by neighbours. This problem would be addressed through the building control consent process.

·         Conservation roof lights were designed for use in Conservation Areas as they were slightly smaller in size.  ...  view the full minutes text for item 71.