Agenda item

The Assistant Director of Planning:

a.    advised that the application proposed the erection of a single storey rear extension and installation of 2 conservation rooflights on the front elevation to the application property at 54 Sibthorp Street, Lincoln, a two storey mid terrace dwelling

b.    reported that the property had the benefit of a Certificate of Lawful use for its use as a House in Multiple Occupation (HMO) for up to 6 occupants (C4); the use of the property would remain as a HMO.

c.    highlighted that the application had been subject to extensive negotiations with the agent securing revisions to the proposal to overcome some of the concerns raised by officers, neighbours, and the Conservation Officer, following which revised plans had been submitted and a re-consultation exercise conducted.

d.    advised that the site was situated within the City of Lincoln Sibthorp No.7 Conservation Area

e.    described the site history to the application site as detailed within the officer’s report

f.     reported that the application was brought before Planning Committee due to the number of objections received

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

·         Policy LP25: The Historic Environment

·         Policy LP26: Design and Amenity

·         National Planning Policy Framework      

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

·         Planning Policy

·         Effect on Visual Amenity and the Character and Appearance of the Conservation Area

·         Effect on Residential Amenity

·         Effect on Highway Safety

h.    outlined the responses made to the consultation exercise

i.      concluded that the proposed development was of an appropriate design that would not materially harm the character and appearance of the building or conservation area, in accordance with the duty contained within Section 72(1) of the Planning (Listed Building and Conservation Areas) Act 1990, policies LP25 'The Historic Environment' and LP26 'Design and Amenity' of the Central Lincolnshire Local Plan and guidance within the National Planning Policy Framework.

Members discussed the content of the report in further detail.

Members commented as follows:

·         Would the historical issues of drainage at the site impact upon the proposed extension.

·         What was the definition of conservation roof lights.

·         A wall of all white UPVC windows in the streetscene distracted from the Conservation Area.

·         We tended to under value some views in urban landscapes to the back and side of developments.

·         The rear of the properties in the street scene held a distinct landscape of outbuildings with gaps where outside toilets used to be situated. Would the break in the link to the outbuildings as a result of the proposed extension destroy the relationship with this very British tradition?

·         Were the rooms sufficient in size?

The Assistant Director of Planning offered the following points of clarification:

·         Drainage issues were historic in the site area as identified by neighbours. This problem would be addressed through the building control consent process.

·         Conservation roof lights were designed for use in Conservation Areas as they were slightly smaller in size.

·         Planning officers shared the members concerns regarding protection of urban landscapes, however, over decades installation of UPVC windows had been carried out without consent, way before our time.

·         The gap in the outbuildings would be removed by the link of the extension.

RESOLVED that planning permission be granted subject to the following conditions:

• Time limit of the permission
• Development in accordance with the approved plans
• No sleeping accommodation in rear extension
• Hours of construction