Agenda item

(Councillor Longbottom remained outside of the room during the consideration of the following item having declared a personal and pecuniary interest in the matter to be discussed. She took no part in the debate or vote on the matter to be determined.)

 

The Planning Team Leader:

 

a)    described the application site which previously formed the garden land of No. 41 Yarborough Road, although the application created a separate plot and proposed to erect a new dwelling fronting Victoria Passage

 

b)    advised that to the south of the application site were a row of terraced properties fronting Victoria Terrace, Victoria Cottage to the east fronting Victoria Passage and further east The Stable Block

 

c)    reported that Victoria Cottage was of single storey scale with rooms within the roof-space whilst The Stable Block was a two storey dwelling; granted planning permission under applications 99/646/F and LA16/0018/95

 

d)    described Victoria Passage to the north, a partly adopted road, running from Alexandra Terrace to Victoria Street and to the west a row of terraced properties at 41-47 Yarborough Road

 

e)    highlighted that the proposal had been subject to pre application advice and further officer discussions during the application process which had resulted in revised drawings; the original proposal was for 2 two-bedroomed semi-detached properties of two storey scale which had been revised to a single detached house with 4 bedrooms over two floors, and the scale of the proposal had been reduced so that the second floor would be within the roof space

 

f)     confirmed that the application was brought to Planning Committee as it had received more than 4 objections.

 

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

 

·         National Planning Policy Framework      

·         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 NS18: Electric Vehicle Charging

·         Policy S21: Flood Risk and Water Resources

·         Policy S53: Design and Amenity

·         Policy S57: The Historic Environment

 

h)    provided details of the issues pertaining to the application, as follows:

 

·         National and Local Planning Policy

·         The Principle of the Development

·         Impact on Visual Amenity

·         Impact on Residential Amenity

·         Highways

·         Trees

·         Land Stability

·         Contamination

·         Energy Efficiency

·         Archaeology

·         Drainage

 

i)     outlined the responses made to the consultation exercise

 

j)     concluded that:

 

·         The dwelling in its revised form would relate well to the site and surroundings, particularly in relation to siting, height, scale, massing and design.

·         Technical matters were to the satisfaction of the relevant consultees and could be dealt with where required by condition.

·         The proposals would therefore be in accordance with the requirements of CLLP Policies and the NPPF.

 

Gavin Street, local resident, addressed Planning Committee in objection to the proposed planning application, covering the following main points:

 

·         He urged Planning Committee to reject the planning application on the grounds of loss of a key Greenfield Site.

·         The new dwelling would be the garden of 41 Yarborough Road.

·         Presence of bats/ birds/wildlife would be lost.

·         The physical and mental wellbeing of residents would be affected.

·         The site was in an area at risk of landslips.

·         There could be future problems created for this area during the build, a build was unnecessary.

·         Risk of flooding.

·         The clearing of the site had caused watercourse issues in the area which would be exacerbated further by the build.

·         The drainage system in the area was at breaking point.

·         The proposed north elevation was right on the edge of Victoria Passage and would be an encroachment.

·         Access/egress for vehicles to the site was unsafe.

·         The front door of the property would open directly onto Victoria Passage.

·         Issues of overlooking.

·         Loss of privacy.

·         Existing residents would be able to look into the windows of the new build.

·         There was no need to cram another house into this close built area.

·         The proposals were a challenge to our community. He urged that the proposals be stopped from going ahead.

·         Green space should be preserved, especially in Urban settings.

 

Councillor Neil Murray addressed Planning Committee in his capacity as Ward Advocate in relation to the proposed planning application, also on behalf of fellow Ward Advocates in Carholme Ward. He covered the following main points:

 

·         There was a theme running through several planning applications this evening from people who did not live in the area.

·         The property was close to the West End.

·         The area dated to the late Victorian period.

·         The infrastructure/roads in the area were very narrow.

·         This green area was one of very few remaining in the locality.

·         The trees/shrubs offered a welcome break between the houses.

·         There was a steep slope and an active spring under Alexander Terrace.

·         The area was already grossly over-developed.

·         When was development on green sites in urban intensive areas to be stopped.

·         There had been overwhelming objections to the planning application.

·         There was no need for additional housing in the area. It was already over developed.

·         There had been a great deal of development in this small area over recent years.

·         Enough was enough. Green space should be preserved.

 

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

 

The following points were made in support of the planning application:

 

·         This area formed part of the Central Lincolnshire Local Plan 2023.

·         Provision of 38,000 houses in the area was required. We were strangled by our own boundaries in Central Lincolnshire.

·         The Highways Authority, Lincolnshire County Council as lead flood area, Anglian Water Authority and Lincolnshire Police had raised no issues.

·         There was no valid planning reason to reject the planning application.

·         There was still a lot of green area left around the development.

·         The Central Lincolnshire Local Plan supported development in urban areas.

·         Borehole samples had been undertaken by a structural engineer to assess slope stability. The Planning Authority were satisfied that the assessment contained relevant measures which ensured the development could be successfully achieved.

·         There was other green space close by at Liquorice Park.

·         The existence of a dense area and a poor road was not a valid reason for refusal.

 

The following concerns were raised in relation to the planning application:

 

·         Following a site visit this afternoon, the tiny roadway was noted as unsuitable for access to construction traffic. The roadway was too tight.

·         The road surface was unbelievably poor.

·         The natural spring would be affected by additional build here.

·         This was infill development and loss of a green area.

·         It represented additional overdevelopment.

·         Gardens were vital to residents health and well-being.

 

Members asked the following questions in relation to the planning application:

 

·         Was the property to be wood-cladded as this type of surface deteriorated quickly if not well maintained.

·         Would the water spring be a issue during the build at risk of impact to other homes?

 

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

 

·         Character of area: There had been several new builds in the area much more recently than the Victorian houses around.

·         Policy issues surrounding the Central Lincolnshire Local Plan had been discussed in full within the officer’s report. A balanced view had been taken which had concluded that planning permission should be granted.

·         The home would be built of brick.

·         Natural Spring: The Civil Engineer had examined the condition of the foundations and a drainage plan was in place for the site.

·         The Flood Authority was satisfied with the proposed development subject to the conditions outlined within the detailed drainage plan.

·         Permitted development would be removed to prevent the installation of additional windows without planning permission.

 

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

 

·         Boundary wall

·         Materials

·         Landscaping scheme to be implemented as drawing

·         Permitted development removed

·         Hours of work

·         Unexpected contamination

·         C3 use

·         Development to proceed in accordance with Construction management plan

·         Energy efficiency measures incorporated and verified.

·         Water efficiency measures to be incorporated

·         In accordance with submitted drainage plan

·         In accordance with submitted structural report

 

(The Chair’s casting vote was used in this decision.)