Agenda item

Demolition of existing dwelling and erection of 4 dwellings with new access and associated site works (revised plans, revised description).

118 Church Road   Boston   PE21 0LG

Mrs B Orrey

Demolition of existing dwelling and erection of 4 dwellings with new access and associate site works (revised plans, revised description)

118 Church Road  Boston  PE21 0LG

Mrs B Orrey

The Growth Manager presented the report to the committee confirming that one further letter of representation had been received following issue of the agenda, but that no new issues had been presented to those within the report.

Committee received a review of the history of the site confirming that application was a revised scheme following committee’s deferral of the application at its meeting on the 20^th August 2020:  that application had been tabled to address a previous refusal by committee.

Following the deferral various iterations of the application had been considered, the final one tabled providing a reduction in dwellings of 2 and changes to the fenestration.  The new proposal also included two car parking spaced per dwelling; enlarged front windows on the stairwells with the 2^nd floor en-suite windows being moved to the roof top.

Additional consultation was undertaken with neighbouring properties following the significant material amendments with similar comments to the previous consultation:  no further consultation was undertaken with the statutory consultees as all matters covered by them remained in the main unchanged.

Representation was received by the applicant Mrs Orrey and the Agent Mr Wicks which included the following comments:

All the points raised at the previous meeting had been taken seriously and addressed fully.  There had been a reduction in the number of dwellings to address the over development concern and issues relating to overlooking had been dealt with by relocation of windows.  The current site was an eyesore and whilst it was appreciated that the design of the application was subjective and a matter of personal taste, the application if granted, would rid the area of the boarded up dwelling on the site and present a much need provision of housing in the area.  Members were advised that evidence of comparable contemporary designs with similar roof concepts in historic sites had been identified in places like Harrogate and Bath where they are different from the remainder of the street scene.   Committee were asked to recognise that the applicant had taken their concerns on board and addressed all their previous concerns.

Whilst some concern was raised at the design in keeping with the vernacular of the area, the general committee deliberation was one of recognition that whilst design was indeed subjective, the reduction to 4 dwellings was an improvement and the application had addressed all the issues raised for the initial deferral.   Most members agreed that the re submission was a significant improvement and the development would enhance the existing street scene, whilst also providing much need housing whilst starting to modernise the area.

It was moved by Councillor Yvonne Stevens and second by Councillor Paul Skinner that the application be granted contrary to officer recommendation as the application notwithstanding the recommendation by Officers, the application be granted planning permission for the following reasons:

• It would result in the re-development of a previously-developed site, within a sustainable location, and would provide for the addition of 3 further market units which would contribute to the needs and demands for housing within the Borough.
• The units would be of an acceptable overall design, and would make a positive contribution to the character and appearance of the area and would demonstrate how modern design could be achieved.
• Weight was also given to the sustainable credentials of the buildings and that there would be no adverse impacts arising from the development.
• As such, it was considered that the proposals, subject to conditions, would be in accordance with the policies of the Development Plan when taken as a whole and in particular policies 1, 2 and 3.

and with committee agreement to Delegate Authority to the Growth Manager in respect of relevant conditions was also provided.

Vote:   9 in favour.    1 against

RESOLVED:

That committee grant the application contrary to officer recommendation for the following reasons:

• It would result in the re-development of a previously-developed site, within a sustainable location, and would provide for the addition of 3 further market units which would contribute to the needs and demands for housing within the Borough.
• The units would be of an acceptable overall design, and would make a positive contribution to the character and appearance of the area and would demonstrate how modern design could be achieved.
• Weight was also given to the sustainable credentials of the buildings and that there would be no adverse impacts arising from the development.
• As such, it was considered that the proposals, subject to conditions, would be in accordance with the policies of the Development Plan when taken as a whole and in particular policies 1, 2 and 3.

and that committee agree to delegate authority to the Growth Manager to impose conditions as relevant.

Following the committee resolution, the following conditions were imposed:

1.        The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: Required to be imposed pursuant to Section 51 of the Planning and Compulsory Purchase Act 2004.

2       The development hereby approved shall be carried out in accordance with the

following approved plans:

P03 Rev A – Location Plan

P01 Rev K – Plans and Elevations

And read in conjunction with the various recommendations of the supporting documents which accompany the application, unless varied by other conditions attached to and forming part of this decision.

Reason: To ensure that the development is carried out in accordance with approved plans in accordance with Policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036)

  3.      The development permitted by this planning permission shall be carried out in accordance with the approved Flood Risk Assessment (FRA) dated May 2018 -Version 1 - completed by RM Associates and the following mitigation measures detailed within the FRA including:

§   Finished floor levels to be set no lower than 2.80m above Ordnance Datum (AOD)

§   Flood resilient construction to be included, with 600mm high flood barriers and demountable defences to all ground floor doors

 The mitigation measures shall be fully implemented prior to occupation of each unit and subsequently remain in place.  

Reason: To reduce the risk of flooding to the proposed development and future occupants and to accord with Polices 2, 3, 4 and 31 of the South East Lincolnshire Local Plan (2011-2036) and the intentions of the National Planning Policy Framework (2019).

4.      The water consumption of each dwelling hereby permitted should not exceed the requirement of 110 litres per person per day (as set out as the optional requirement in Part G of the Building Regulations 2010 and the South East Lincolnshire Local Plan, 2019). The person carrying out the work must inform the Building Control Body that this duty applies. A notice confirming the requirement for the water consumption has been met shall be submitted to the Building Control Body and Local Planning Authority, no later than five days after the completion of each individual dwelling.

Reason: To protect the quality and quantity of water resources available to the district. This condition is imposed in accordance with Policy 31 of the South East Lincolnshire Local Plan (2011-0236).

 5.      Prior to the construction of any building above damp proof course, final details of measures that aim to reduce pollution and promote renewable and low carbon energy (including measures such as facilities for EV car charging) and details relating to the timing of their implementation, shall be submited to and approved in writing with the Local Planning Authority. The development shall be constructed in accordance with the approved measures.

Reason: To help reduce pollution and promote renewable and low carbon energy in new development schemes and to accord with Policies 2, 3 , 30 and 31 of the South east Lincolnshire Local Plan (2011-2036) and to accord with the intentions of the National Planning Policy Framework (2019).

6.     No development shall take place above damp proof course, until details and samples (as may be required) of the materials proposed to be used in the construction of the external surfaces have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: No details of materials have been submitted, these details are required in the interests of the amenity of the area and to ensure that the new buildings are in

keeping with the character of the area to accord with the objectives of Policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036) and the intentions of the National Planning Policy Framework (2019).

7.     No development shall take place above damp proof course, until details of the bin collection areas for all dwellings have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: No details of these areas have been submitted and in theinterests of design quality, this condition accords with the objectives of Policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036) and the intentions of the National Planning Policy Framework (2019).

8.         Prior to the construction of any building above damp proof course, full details of both hard and soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority.  The details shall include

a)  boundary treatments – including both existing (retained)                  and proposed

                     b)  hard surface materials

c)    minor structures

d)    planting schedules (species, sizes densities etc)

The approved works shall be carried out in accordance with the

approved details. 

Reason:  In the interests of visual amenity and in accordance with Policies 2 and 3 of the South East Lincolnshire Local Plan 2011-2036.

   9.      All landscape works relating to each completed part of the development

shall be carried out in accordance with the approved details within 6 months of the completion of that part of the development. Any trees, plants, grassed areas which within a period of 5 years from the date of planting die, are removed or become seriously damaged or diseased shall be replaced in the first available planting season with others of similar size species or quality.

Reason: In the interests of visual amenity and to ensure an effective landscaping

scheme is delivered, including planting of trees, and to ensure that the approved

scheme is implemented satisfactorily, in accordance with Policies 2 and 3 of the

South East Lincolnshire Local Plan (2011-2036).

10        Notwithstanding the provisions of Schedule 2, Part 1, Classes A, B & C of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no window, dormer window, rooflight or other shall be inserted into the buildings other than those expressly authorised by this permission without Planning Permission first having been granted by the Local Planning Authority.

Reason: To safeguard the amenities of the occupiers of nearby properties in accordance with Policies 2 and 3 of the South East Lincolnshire Local Plan (2011-2036).

INFORMATIVES

HIGHWAYS

The permitted development requires the formation of a new vehicular access. Applicants should note the provisions of Section 184 of the Highways Act 1980. The works should be constructed to the satisfaction of the Highway Authority in accordance with the Authority's specification that is current at the time of construction. For further information, please telephone 01522 782070.

Please contact the Lincolnshire County Council Streetworks and Permitting Team on 01522 782070 to discuss any proposed statutory utility connections and any other works which will be required within the public highway in association with the development permitted under this Consent. This will enable Lincolnshire County Council to assist in the coordination and timings of these works.

IDB

            If there is any change to the surface water or treated waterdisposal

           arrangements stated in the application, please contact the Board