Agenda item

The Planning Team Leader:

 

a.    described the application site as follows:

 

·         Currently forming the garden land of No. 127 Yarborough Road.

·         Whilst No. 127 fronted Yarborough Road, the rear of the site abutted Carline Road.

·         A pair of semi-detached properties No. 22 and 24 Carline Road were located to the south, with No. 24C Carline Road to the north; a detached dwelling which was constructed within the garden of No. 129 Yarborough Road (2018/0547/FUL).

 

b.    advised that planning permission was requested for the erection of one dwelling with associated access off Carline Road (revised plans)

 

c.    reported that the proposal had been subject to pre application advice and further officer discussions during the application which had resulted in revised drawings; the original proposal for 2 four bedroomed semi-detached properties had been revised to a single detached house with six bedrooms

 

d.    clarified that the development was located within Conservation Area No 8-Carline

 

e.    reported that the application was brought before Planning Committee as it had received more than four objections and also at the request of Councillor Neil Murray

 

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

 

·         Policy S1: The Spatial Strategy and Settlement Hierarchy

·         Policy S3: Housing in the Lincoln Urban Area, Main Towns and Market Towns

·         Policy S6: Design Principles for Efficient Buildings

·         Policy S7: Reducing Energy Consumption - Residential Development

·         Policy S12: Water Efficiency and Sustainable Water Management

·         Policy S53: Design and Amenity

·         Policy S57: The Historic Environment

·         Policy S66: Trees, Woodland and Hedgerows

·         M11: Lincolnshire Minerals and Waste Local Plan

·         National Planning Policy Framework

 

g.    highlighted that the application was submitted in November 2022 prior to the adoption of the Central Lincolnshire Local Plan in April 2023 before the new policy requirements with regard to energy efficiency; and therefore not always met in full; however positive steps had been taken towards satisfying the policy requirements where possible which was considered a reasonable approach

 

h.    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:

 

 

Mr Peter Gray, local resident, addressed Planning Committee on behalf of local residents with concerns regarding the planning application, covering the following main points:

 

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

·         He had a vested interest in the planning proposals living at 24C Carline Road.

·         He acknowledged this was the right place for this type of build, which would also tidy up the area.

·         He spoke also on behalf of the residents of 9 Carline Road, Lincoln.

·         Concerns were raised regarding the height of the property.

·         His house at 24C had to be constructed at low level from the road to assimilate effectively into the hillside.

·         This property was four storeys in height and not similar to his property having an additional storey.

·         Issues of loss of light/loss of view.

·         He was in favour of the build, however residents were unhappy with the proposed height and size/mass.

·         The revised plans submitted had about the same footprint as the original s and the proposed dwelling was very large/overbearing compared with the other properties in the area.

·         Parking issues- the proposed build contained six bedrooms, parking was already an issue in the area.

·         The design of the house suggested use as a HiMO in the future.

·         The design did not look like a design for a normal family home.

·         This house would not be used as a family home.

·         Issues with effect on amenity for local residents/area.

·         Concerns were raised as to who would take on the property and the way it would be developed in the future.

·         He agreed with the element of taking out the side windows within the revised plans.

 

Kylie Skipworth-Cooke addressed Planning Committee on behalf of the agent in favour of the proposed development, covering the following main points:

 

·         She thanked members of Planning Committee for allowing her the opportunity to speak.

·         The planning application was submitted in November 2022.

·         The applicants had worked extensively with planning officers during the application process to mitigate the concerns raised and achieve a satisfactory development.

·         The development land was currently much overgrown.

·         The property was similar aesthetically to the existing streetscape.

·         She hoped Planning Committee would support the planning officer recommendation to grant planning permission.

·         The developer had tried to emulate the roof line of the streetscape.

·         The proposals were for four storeys, one of which would be in the roof space.

·         She was not aware of any intentions for the property to be a HiMO. It was designed for use as a family home.

·         There was provision for two car parking spaces which had not received any objections from the Highways Authority.

·         The property would be built for a large professional family use.

 

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

 

The following comments were received from members:

 

·         Officers had spent a great deal of time on this planning application to bring it to a viable option.

·         Officers were happy it would fit into the local area.

·         The fenestration of the building was consistent with the area of Carline Road.

·         The application to be determined requested development of a six bedroomed house. Any application to convert the property to a HiMO would require separate planning permission.

·         The scheme would fit within an overgrown space.

·         Liquorice park close by offered additional green space.

 

Members raised concerns they would be more comfortable if the proposed development carried a higher bio-diversity gain.

 

A motion was moved, seconded, voted on and carried that an additional condition be imposed, subject to grant of planning permission  for bat boxes, bird boxes and bee bricks to be installed.

 

Further comments were received from members:

 

·         There was great pressure for more housing in the city, hence the use of this land. However, there was no need for the extra storey which provided unnecessary additional height to the building and impact on other dwellings.

·         The height of the building would assimilate into the slope of the hillside.

·         It was pleasing to see the developers appreciation of thought to the existing properties with the introduction of bow windows. Also the use of timber windows rather than UPVC at the front of the building.

·         Older properties were purchased and used by extended families, the creation of the home for family use was welcomed.

·         The slope of the hillside was conducive to the additional height of the development.

·         The additional condition was supported.

 

Members:

 

·         asked for reassurance that the proposed development would be for a C3 Residential dwelling.

·         queried why the design of the boundary wall was planned to match that of the property on the opposite side of the street.

·         Asked, in interests of transparency, what clarification residents had been given regarding the intended use of the application property?

 

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

 

·         The planning application was for a single use C3 dwelling, change of use to a HiMO would require planning permission.

·         In terms of the height of the building, the architect had utilised the slope of the hillside down Carline Road and at the rear of the property which also sloped. It was considered to be appropriate and acceptable in the street scene and would reflect the Victorian buildings in the area.

·         The existing boundary wall was plain and it was felt it would be enhanced by matching up with those opposite.

·         In terms of talking with local residents, two rounds of detailed consultation had been carried out on both Yarborough and Carline Road.

 

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

 

·         Boundary wall

·         Materials- windows

·         Work to be in accordance with the aboricultural report

·         Landscaping scheme to be submitted

·         Permitted development removed

·         Hours of work

·         Electric charging points

·         Unexpected contamination

·         C3 use

·         Highway and Environmental construction management plan

·         Details of energy efficiency measures

·         Water efficiency

·         Installation of bat boxes, bird boxes and bee bricks.