Agenda item

The Planning Manager:

 

a.    advised that planning permission was sought for the erection of a single storey dwelling and integral garage

 

b.    described the application site served by a long access track situated between Nos. 72 and 78 Hykeham Road, adjoining dwellings within Somersby Close and Hykeham Road, currently laid to grass along the entirety of the access and the main site area

 

c.    reported that the proposals had been revised to a single storey dwelling with a lower conventional roof height/no rooms in the roof space as a result of officer concerns in respect of the scale of the development, its relationship with the gardens of neighbouring properties, and potential overlook from dormer windows

 

d.    advised that planning permission granted in the early 1990s (under reference LH11/0527/93) for the erection of a bungalow and garage within this site had since expired

 

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 LP14   Managing Water Resources and Flood Risk

·         Policy LP16   Development on Land affected by Contamination

·         Policy LP21   Biodiversity and Geodiversity

·         Policy LP26   Design and Amenity

·         Policy LP36   Access and Movement within the Lincoln Area

·         National Planning Policy Framework

                       

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:

 

·         The Principle of the Development;

·         The Impact of the Design of the Proposals;

·         The Implications of the Proposals upon Amenity;

·         Sustainable Access, Highway Safety and Traffic Capacity;

·         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 planning officer’s report.

 

Members discussed the content of the report in further detail.

 

Members queried whether:

 

·         It was possible to impose a condition on the grant of planning permission for removal of development rights in order that the premises remained as a bungalow.

·         The trees to be protected were outside the boundary of the application land.

·         The pavement access to the site was likely to become muddy, although the Highways Authority had raised no concerns.

·         The access to the site was wide enough for emergency vehicles

 

The Planning Manager offered the following points of clarification:

 

·         It was possible for a condition to be imposed on the grant of planning permission for removal of development rights.

·         The trees to be protected were in Somersby Close and therefore outside the control of the applicant, however the Arboricultural Officer had endorsed the content of the tree survey submitted.

·         Condition 11 in relation to hard landscaping addressed the requirement to keep the public highway clean.

·         An assessment had indicated that an ambulance would be able to access the site, and that the driveway would be sufficiently wide enough for the first ten metres to enable access to bring the dwelling within firefighting distance.

 

RESOLVED that:

 

Planning permission be granted, subject to the following conditions:

 

Standard Conditions

 

01)      Timeframe of Permission (three years to commence work).

02)      Approved Plan.

 

Conditions to be Discharged before Commencement of Works

 

03)      Contaminated Land (Investigation and Risk Assessment).

04)      Contaminated Land (Remediation Scheme).

05)      Contaminated Land (Verification of Remediation).

06)      Existing and Proposed Land and Finished Floor Levels.

07)      Surface Water Disposal.

08)      Foul Water Disposal.

09)      Tree Protection Measures.

10)      Materials.

 

Conditions to be Discharged before Use is Implemented

 

11)      Hard Landscaping.

12)      Soft Landscaping.  

13)      Boundary Walls and Fences.

14)      Electric Vehicle Recharge Point

 

Conditions to be Adhered to at all Times

 

15)      Unsuspected Contamination.

16)      Construction Working Hours.

17)      Construction Delivery Hours.

18)      Removal of Permitted Development Rights.