Agenda item

The Assistant Director of Planning:

 

a)    advised that planning permission was sought for the erection of a part five-storey, part four-storey mixed use building containing 33 one-bedroomed apartments and 14 two-bedroomed apartments, two ground floor retail units (use class E) with associated car, motorcycle and bicycle parking

 

b)    described the application site, of triangular shape, located to the south-east of the City Centre, immediately south of Pelham Bridge, with vehicular access from Dunford Road to the north-east

 

c)     referred to the two-storey flat roofed building on the site which was formerly occupied by Carpets 4 Less, and had since stood vacant for a number of years

 

d)    advised that the site was bounded by Kesteven Street and Dunford Road to the north-east and north, with the area beyond comprised of light industry buildings and retail units, the former Jackson’s building to the south now occupied by Buildbase was attached to the showroom building on the site, with Canwick Road to the west containing residential properties on its west side, facing the application site

 

e)    highlighted that the site was located within a Regeneration Opportunity Area as identified in the Central Lincolnshire Local Plan (CLLP) and within Flood Zone 2

 

f)      reported that the proposals had been subjected to extensive pre-application discussions with planning officers, since October 2021, during which time the scale of the build had been considerably reduced from that originally proposed

 

g)    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 LP11: Affordable Housing

·       Policy LP12: Infrastructure to Support Growth

·       Policy LP13: Accessibility and Transport

·       Policy LP14: Managing Water Resources and Flood Risk

·       Policy LP16: Development of Land Affected by Contamination

·       Policy LP26: Design and Amenity

·       Policy LP29: Protecting Lincoln’s Setting and Character

·       Policy LP35: Lincoln’s Regeneration and Opportunity Areas

·       National Planning Policy Framework

 

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

 

·       Principle of Use

·       Objections Received

·       Visual Amenity

·       Impact on Residential Amenity

·       Traffic and Pedestrian Safety

·       Flood Risk and Drainage

·       Archaeology

·       Contaminated Land

·       Crime and Anti-Social Behaviour

·       Developer Contributions

 

i)       outlined the responses made to the consultation exercise

 

j)       referred to the Update sheet which contained an additional response received and an additional recommended officer condition in respect of the proposed application for development

 

k)     concluded that:

 

·       The principle of the use of the site for residential with ground floor commercial was considered to be acceptable and the development would relate well to the site and surroundings in respect of 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.

·       An independently assessed viability appraisal had concluded that the development would not be viable if it were to provide affordable housing and contributions towards playing fields, NHS and local green infrastructure.

·       Subject to the signing of an S106 officers were satisfied that this could be managed with a requirement for such payments should the profitability position of the development change at the time of completion.

·       Technical matters relating to access and parking, contamination, flood risk and trees were to the satisfaction of the relevant consultees and could be dealt with appropriately by condition.

·       The proposal would therefore be in accordance with the requirements of Central Lincolnshire Local Plan Policies LP1, LP2, LP14, LP16, LP25 and LP26, as well as guidance within the SPD and National Planning Policy Framework.

 

The Committee discussed the content of the report in further detail.

 

The following comments and concerns were received from members:

 

·       The developer contribution was challenging and meant that the new tenants would be required to use existing resources

·       There was no open spaces/landscaping included in the plans, especially considering it was in a highly polluted area due to heavy traffic

·       It incorporated two shops when a Tesco was within close proximity to the development

·       Lack of attention to addressing Climate Change

·       There was no green infrastructure

·       The development was very high in regards to size with significant air pollution to the rear of the site

·       The peaked roof meant that it didn’t match the aesthetic of the other buildings in the area

·       The lack of drainage through a blue roof

·       Crossing the roads was currently very difficult with the road being very busy and the pavements narrow

·       The current area was in need of visual improvement so there was an aspiration to see it being developed, however, the road needed more focus

·       There were only 47 developments which would generate £70,000 in Council Tax per year

 

The Planning Team Leader offered the following points of clarification to members:

 

·       The drainage would alleviate the run off holding the water back. It was still going into a combined sewer as there were no other options of alternatives in the area.

 

Members discussed the report in further detail and felt that an additional condition on landscaping should be submitted.

 

A motion was moved, seconded, voted on and carried that an additional condition be imposed on grant of planning permission that within six months of the commencement of development details of the delivery mechanism and the detailed proposals for the tree planting and surfacing to the corner of Dunford Road and Canwick Road shall be submitted to and approved by the local planning authority and the works shall be completed before the building is first occupied. within six months of the commencement of development details of the delivery mechanism and the detailed proposals for the tree planting and surfacing to the corner of Dunford Road and Canwick Road shall be submitted to and approved by the local planning authority and the works shall be completed before the building is first occupied.

 

RESOLVED that authority be delegated to the Assistant Director of Planning to grant planning permission subject to the signing of an S106 agreement and also subject to the following conditions:

 

• Construction management plan
• Noise mitigation measures to be implemented.
• EV charging points to be submitted.
• Flood risk mitigation measures to be implemented.
• Construction and delivery hours/
• Material surfacing

·       Within six months of the commencement of development details of the delivery mechanism and the detailed proposals for the tree planting and surfacing to the corner of Dunford Road and Canwick Road shall be submitted to and approved by the local planning authority and the works shall be completed before the building is first occupied.