Agenda item

Application for Development: Land Between 25 And 41 Gaunt Street, Lincoln


The Planning Team Leader:


a.    advised that planning permission was sought for the erection of a three storey building to accommodate nine self-contained flats on land between 25-41 Gaunt Street (revised plans: repositioned building and windows)


b.    highlighted that the development would front Gaunt Street, presenting a 2½ storey staggered elevation, with a three storey accommodation wing to the rear forming a ‘T’ shaped building


c.    reported that the development would be managed by the applicant, LEAP (Lincolnshire Employment Accommodation Project), a local charity and social landlord


d.    advised that in addition to the application receiving more than four objections, the site was owned by the City Council and therefore was being presented to Members of the Planning Committee for consideration and determination


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 LP10   Meeting Accommodation Needs

·         Policy LP26   Design and Amenity

·         National Planning Policy Framework      


  1. outlined the responses made to the consultation exercise


  1. referred to the update sheet which contained additional consultation responses and images received, together with a revised officer recommendation in relation to the planning application


  1. advised members of the main issues relevant to the consideration of the application as follows:


  • Principle of use
  • Visual amenity
  • Residential amenity
  • Access and highways


  1. concluded that:


  • The principle of the use of the site for residential purposes was considered to be acceptable and the development would relate well to the site and surroundings, particularly in relation to siting, height, scale, massing and design.
  • The proposals would also not cause undue harm to the amenities which occupiers of neighbouring properties may reasonably expect to enjoy.
  • Matters relating to contamination and archaeology could be dealt with appropriately by condition.
  • As the LCC had not raised any objections in respect of highways or flood risk the proposal would therefore be in accordance with the requirements of Central Lincolnshire Local Plan Policies LP1, LP2, LP10 and LP26, as well as guidance within the National Planning Policy Framework.


Bill Taylor addressed Planning Committee in objection to the proposed development, covering the following main points:


·         He agreed in principle to development of the site.

·         His objections centred on the need for a more sympathetic choice for the siting and design for the project.

·         The proposed development was disproportionate to the existing 1½ storey building to the east, which he represented.

·         There would be a direct impact on the residents of 1-4 Woodburn Place and 23 Gaunt Street from the proposed development due to outlook from the roof windows on the 1st and 2nd storey.

·         The rooms behind the roof windows of numbers 1-4 Woodburn Place were the main living areas for the residents of these properties.

·         The rear off shoot of the new building would cause a light restriction to the occupants of 1-4 Woodburn Place.

·         The proposed 3 storey building would affect sunlight/daylight into the existing properties to the east at 1-4 Woodburn Place.

·         Good practice recommended that at least 25% of available sunlight should be retained. As a result of this scheme, existing residents would receive only 5% sunlight in the winter and in total amounting to 80% of its former value.

·         A natural light study would confirm this.

·         The creation of only one flat in the 2nd storey of the new off shoot building would affect the amenity of four existing householders below.

·         He requested that the design of the proposed development be moved further to the west and/or the rear off-shoot of the new building be reduced to two storeys or less.

·         He hoped members of Planning Committee would consider his objections appropriately.


Members discussed the content of the report in further detail, making the following comments:


·         Although the existing property was in Councillor Hewson’s ward he had never heard of Woodburn Place, it wasn’t signposted as such and he had not been aware until now that people lived there.

·         The objections regarding differences in distances between the existing and proposed building were understood, however, officers had taken this into account in their recommendation.

·         The proposed development would be a vast improvement on what we had at the moment with the present garage site.

·         Parking for residents would be preferred.


RESOLVED that planning permission be granted subject to the following conditions, with delegated authority granted to the Planning Manager to resolve matters relating to archaeology:


  • Time limit of the permission;
  • Development in accordance with approved plans;
  • Contamination;
  • Archaeology;
  • Boundary details;
  • Land levels;
  • Implementation of landscaping;
  • Construction of the development (delivery times and working hours); and
  • Windows and doors set in reveal.

Supporting documents: