Agenda item

The Planning Team Leader:

1. advised that planning permission was sought for the erection of a two-storey side extension following demolition of an existing detached garage at The Old Dairy, Stonefield Close, off Church Lane, Lincoln

2. described the location of the existing application property at the northern end of Stonefield Close, being a converted 19^th century former dairy building, situated within a large plot accessed via a private drive through the grounds of Lincoln Minster Preparatory School, with Ockbrook Court, low-rise flats to the north of the site accessed off Williamson Street and Middleton’s Field to the west

3. highlighted that the dwelling had been altered over the years, most recently in 2010 with the erection of a two-storey extension, a two-storey flat roofed rear extension and single-storey extensions

4. reported that the site was located within Newport and Nettleham Road Conservation Area No 9

5. highlighted that during the application process a meeting was held on site with the Case Officer and Conservation Officer and negotiations had secured amendments during the course of the application resulting in revised plans received

6. referred to the site history for the application site as detailed within the officer’s report

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

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

9. outlined the responses made to the consultation exercise

10. concluded that:

Planning Committee considered the content of the report in further detail.

The following comments emerged from discussions held:

·         Reference was made to trees to the rear garden of Ockbrook Court (detailed at Page 71 of the report), which were overhanging the wall to the application property. It was suggested these trees be pruned, to avoid damage during construction work and after. Was it possible for this work to be conditioned?

·         Concerns were raised regarding access for construction traffic through the school grounds in terms of health and safety of the children.

·         The Civic Trust had offered it’s support to the scheme apart from concerns regarding access through Middleton’s Field for construction traffic, and this issue had been addressed within the officer’s report and conditioned accordingly.

·         Surprise was expressed that Lincolnshire County Council as Highways Authority and lead Flood Authority were happy not to restrict planning permission, despite objections outlined in a resident’s objection letter regarding flooding issues at Middleton’s Field.

The Chair raised some concerns over the height of the proposed development and its impact on Ockbrook Court. He was also concerned about the distance from the dividing wall to the proposed extension, which contained  windows and a door according to the drawing illustrated.

Councillor Watt shared concerns regarding the height of the proposed extension and asked whether the roof line could be lowered.

The Chair advised that the remit of Planning Committee was to determine the application before us as it stood this evening.

The Planning Team Leader responded to members concerns, questions and comments as follows:

·         The windows and door shown on the plans for the north elevation to the proposed extension were within the application building.

·         In terms of access for contractors, the applicant had a good relationship with the school, and both parties had come to an arrangement for hours of construction work which would not impact on school activity. Hours of construction were also conditioned.

·         In relation to the trees mentioned that were overhanging the wall from Ockbrook gardens, the applicant was responsible for these trees being trimmed down and it was in their best interest to do so.

·         The flooding referred to in the consultation responses from a resident at Middleton’s Field referred to another planning application which had been withdrawn and was unconnected to this application site.

·         Regulations for distances between properties window to window were recommended at least 21 metres, and for window to blank wall/dormer window a distance of 14 metres. The relationship between the proposed two-storey extension and the rear north boundary with Ockbrook Court was 700mm, with the separation between Ockbrook Court and the boundary being 18 metres, which was considered more than reasonable.

RESOLVED that planning permission be grantedsubject to the conditions as set out below.

Conditions

·         Development carried out within 3 years

·         Development carried out in accordance with the submitted plans

·         Samples of Materials

·         Archaeology

·         Construction traffic access

·         Removal of permitted development for new openings within extension

·         Hours of construction 8 am to 6pm Monday to Friday 08:00 to 13:00 on Saturdays