Agenda item

(Councillor C Burke joined the meeting late, arriving during the consideration of the following item. He took no part in the discussion or vote on the matter to be determined.)

 

The Assistant Director for Planning:

 

a.    reported that full planning permission was sought for the erection of 49 dwellings with vehicular access from Aldergrove Crescent and hard and soft landscaping

 

b.    described the application site area of 2.25 hectares which formed part of a larger green area known as Jasmin Green, land owned by the City of Lincoln Council, although agreement had been made through the City Council's Executive on 17th July 2017 to transfer the site to the applicant, Birchwood Area Community Land Trust Ltd, for development of the application site on behalf of Birchwood Big Local

 

c.    added that the land to be transferred would include the current application site and land further to the north of the application site, the remaining undeveloped land would stay as public open space with two areas intended for play space in a future proposal by Birchwood Big Local

 

d.    referred to a a previous extant outline planning permission on the site which granted consent with all matters reserved for 62 dwellings; the application was accompanied by an indicative site plan which showed access from Aldergrove Crescent and layout of 36 semi-detached and 2 detached single storey bungalows as well as a three storey building containing 24 apartments

 

e.    confirmed that the current application proposed 49 dwellings comprising of 28 bungalows, 5 dormer bungalows and 16 two storey houses as 100% affordable with some housing specifically for the over 55s, and as with the previous application, indicated two areas to the north of the site to be children's play areas

 

f.     reported that the detailed design of the play equipment would form a separate application when those proposals were finalised, the applicant had stated that ongoing rent from the proposed dwellings would contribute towards the long-term upkeep of the play equipment.

 

g.    described Birchwood Area Community Land Trust Limited as a non-profit organisation which owned and leased land and buildings on behalf of Birchwood Big Local and the Birchwood Community, The Board of Directors made up of local residents

 

h.    reported that the area of land subject to this application was partly allocated as a housing site and partly as Important Open Space within the Central Lincolnshire Local Plan 2017

 

i.      confirmed that community consultation by Birchwood Big Local had started in 2015 before the submission of the outline application, with a further consultation event held in March 2020 by Birchwood Big local in relation to the current proposals; the Planning Statement detailed all of the 24 comments received through pre-application consultation with a response to each comment

 

j.      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 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 LP23   Local Green Space and other Important Open Space

·         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

 

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

 

·         The Principle of the Development;

·         Visual Amenity

·         Residential Amenity

·         Trees and Ecology

·         Access and Highway

·         Flood Risk and Drainage

·         Other Matters - Contaminated Land, Air Quality and Sustainable Transport, Education, Health, Archaeology, Crime

 

l.      outlined the responses made to the consultation exercise

 

m.  concluded that:

 

·         The principle of developing this site for residential development was acceptable and had been previously established with an outline consent as well as being an allocated housing site in the Local Plan.

·         The proposal was appropriately designed to sit well within its context whilst respecting the amenity of adjacent neighbours.

·         It was therefore considered that the proposed development was in accordance with national and local planning policy and subject to the conditions referenced within this report being applied would be in accordance with local and national planning policy.

 

(Councillor Strengiel relinquished his seat as a member of Planning Committee for tonight’s meeting having declared a disclosable pecuniary interest in the matter to be considered, but spoke as Ward Advocate for the proposed application.)

 

Councillor Strengiel addressed Planning Committee as Ward Advocate for the proposed development representing local constituents, covering the following main points:

 

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

·         He had been a Birchwood Councillor for many years and had lived in the Ward for over 30 years.

·         The area had grown considerably in size over the years and needed additional facilities, especially play areas.

·         Birchwood Big Local was established in the Ward in March 2012, run by local residents.

·         The group had secured £1 million funding through the Big Local programme to make a lasting difference in their community.

·         Its focus was provision of funding for child deprivation in the area.

·         Facilities for children and young people were considered top priority for the group.

·         Work had already gone ahead on Diamond Park play area with further enhancements planned, together with many other projects including installation of benches, and events run by the Board.

·         Jasmin Green was now the main focus for Birchwood Big Local.

·         Lottery funding would provide the play equipment however it would require future maintenance costs.

·         Birchwood Area Community Land Trust was then set up serving nothing other than the Birchwood area to facilitate development of Jasmin Green on behalf of Birchwood Big Local.

·         The housing development was now in a more advanced stage of planning since given extant outline planning permission in 2017.

·         Rent from the proposed dwellings would contribute towards the upkeep of the play equipment.

·         Local elderly residents would benefit from moving to purpose built elderly accommodation which would free up larger homes for families to live.

·         Young people would also benefit from the new play facilities.

·         He hoped members were in a position to offer their support to the proposals.

 

Daniel Sharp, representing the agent, addressed Planning Committee in support of the application, covering the following main points:

 

·         He spoke for Birchwood Area Community Land Trust in partnership with Birchwood Big Local.

·         The proposals had been the subject of extensive public consultation and received the support of local people.

·         The site already held outline planning permission for 62 dwellings.

·         This full planning application proposed 49 dwellings on the site with the removal of homes further away from Aldegrove Crescent and Snetterton Close to protect residents’ amenity.

·         The dwellings included 28 bungalows in the interest of protecting local amenity and impact on the local green.

·         The proposed application provided formal open space with the opportunity for social interaction.

·         The properties were dual aspect from front and behind providing newly created squares and green space.

·         The properties were 100% affordable designed for life time occupancy.

·         The properties conformed to HAPPI design standard and were wheelchair accessible.

·         Low maintenance materials would be used for the build.

·         Boundary treatment would be managed and extensive landscaping provided including 200 trees, hedges and bird boxes.

·         The proposals would incorporate a surface water drainage system based on sustainable urban design principles.

·         Local residents had expressed a preference for bungalows during the consultation process.

·         The scheme had been designed by Birchwood residents for the benefit of Birchwood residents.

·         He respectively asked that the officers’ recommendation to grant planning permission subject to conditions be supported.

 

Members commented in relation to the proposed scheme as follows:

 

·         Additional housing stock was much needed in Lincoln. Lifetime homes would enhance the area.

·         The provision of trees, a wildlife meadow and footpaths to be maintained was welcome.

·         The allocation of 69 car parking spaces was an advantage of the scheme.

·         The site was made up of 90% allocated building land.

·         It was good news to hear local residents involved in what happened to their community space.

·         This was a good example of localism at its best encapsulating a development for Birchwood people by Birchwood residents

·         The proposals represented a simple clean quality design.

·         The development incorporated a good balance of affordable housing, green space and local facilities.

 

Members raised questions/queries in relation to the proposed scheme as follows:

 

·         It was hoped that the Birchwood Area Community Land Trust would be in a position to go ahead with the play area and put aside a pot of money to cover maintenance.

·         What was the position for the new homes in terms of ecological footprint and energy efficiency?

·         Perhaps local residents having to contribute towards maintenance of the play area as part of their rent payments may prefer something they could benefit from and access.

·         Were the properties to be sold or leased at affordable rent?

 

The Assistant Director for Planning provided the following responses to the questions and comments raised:

 

·         In term of ecological footprint, this element of planning applications was covered through building regulations as they became tighter in terms of energy efficiency. This development made use of high quality robust materials sufficient in terms of its planning prospective

·         In terms of the play area and how it related to the environment for the over 55’s, it would enhance the wider community and maintain formal open space. It was a route to the local shopping centre with shared and private amenity space.

·         The City Council as current owners of the land was able to facilitate a mechanism through the Land Transfer process to give some assurance to the play area being delivered.

·         The development proposed affordable housing for rent to include ongoing upkeep for the maintenance of the play area as well as other play equipment at Diamond Park.

·         The applicant intended to create income streams for maintenance of the play area and affordable rent would be the driver for this.

 

RESOLVED that authority be delegated to the Assistant Director for Planning to grant the application conditionally subject to no further comment being received during the consultation (site notice consultation due to run out 19^th June 2020).

 

 

• 3 year condition
• Accordance with plans
• Landscaping details
• Boundary walls and fences
• Materials
• Arboricultural method statement – including tree protection measures
• Details of affordable housing
• Hours of work restricted
• Highway construction management plan
• Estate roads shall be laid out before any dwelling is occupied
• Surface water drainage scheme to be submitted
• Bat/bird boxes to be implemented
• Electric Vehicle charging points
• Noise assessment
• Construction hours condition
• External Lighting details to be submitted
• Contaminated land