Agenda item

Major – Full Planning Permission

 

Construction of new mixed-use building consisting of 4no. Class E retail units at ground floor level and 18no Class C3 apartment dwellings on first and second floor and new landscaping and external works including parking, refuse store, cycle storage and public toilet block.

 

Crown House  Lincoln Lane  Boston  PE21 8JS

It is recorded that Councillor Anne Dorrian absented from the meeting and took no part in any deliberation or determination of this item alone.

 

Construction of new mixed-use building consisting of 4no Class E retail units at ground floor level and 18no class C3 apartment dwellings on first and second floor and new landscaping and external works including.

parking, refuse store, cycle storage and public toilet block.

Crown House, Lincoln Lane, Boston, PE21 8SJ

 

The Senior Planning Officer presented the report confirming the application has been referred to commenting for transparency as the proposal had been submitted by Boston Borough Council.

The site to which the application related was a former office building known as ‘Crown House’. The site was located in an important town centre location between Lincoln Lane and the River Witham. The building was currently unused, but previously it had served as the Job Centre. The site was served by a car park to the rear (west) and the main entrance to the building was from the south.  The site formed an important part of the town centre with pedestrian access to the existing bus and coach parking which ran alongside the southern boundary of the site from the town centre. To the north of the site was the police station and the former B&M building was located to the south east.

The existing building was predominantly 3 storeys, with a small aspect being 4 stories. The layout of the building was square with an atrium void to the centre of the building. The external materials varied but it was predominantly constructed in red brick. There was extensive glazing throughout the elevations of the building. The ground floor was largely boarded, and the majority of the site had been fenced off.

Due to the site’s location, the building had some connection to the Grade I listed Church of St Botolph (Boston Stump), which was located approx. 110m away, across the River Witham. The site is located within Flood zone 3. The flood Hazard rating for the site ranges from ‘Low hazard’ to ‘Danger for All’. Similarly, the flood depths ranged from ‘0-0.25’ and ‘1-1.6’.

Planning permission was sought for the re-development of the site to create a new, mixed-use building that would have three floors. The ground floor would comprise of four retail units (Class E) and eighteen apartment dwellings (Class C3) for market rent over the first and second floor. The proposal also included a public toilet in the south west corner of the plot. The proposed building would be constructed from two differing bricks with the ground floor and public toilets being constructed from a darker coloured brick and the upper floors being a lighter sandy colour.

The proposed louvres, capping’s/flashings, windows, and doors would be bronze coloured aluminium. The public toilets will also have a green roof.

Consultations had returned comments of no objections, through to a number no objections but with recommendations / conditions.  These had included. Environmental Health requesting a condition for contaminated land along with a construction management plan; Lincolnshire Police tabling a number of recommendations in respect of security on the site;  Lincolnshire Fire and Rescue had requested a hydrant on the sire and the plan had been amended to include on within 90m of the site and Anglian Water had confirmed that the sewage system for the site had the required available capacity for the proposed flows but had stated that a SUDs would be the preferred option.  At the time of writing the report, no comments had been received from the Black Sluice IDB, nor from Lincolnshire Highways, the Environment Agency, or the County Ecologist.

 

Representation was received in support of the application from Mr S Bevan the project manager for the site which included:

Members were advised that the plan included a number of measures to mitigate against anti-social behaviour, which included securing of the boundary for the site and not providing any small alcoves or any kind of inlets to prevent any unseen areas and allow an open view of all areas.  The Police who had been eager to address security issues for the site had been consulted and were aware of the measures being taken.
A further key point was the new toilet block which was being re-used with the past changing places implementation and which would be re-cladded to match the rest of the block.  It was proposed that a contactless access be installed to ensure a more secure facility and a safer environment. 
The retail units on the ground floor provided four very separate units which would allow a flexible space and options for whoever would be considering renting any of the space, with the ability to remove walls and expand space if required.

Questions tabled by the committee in respect of the representation received included:

 

Responding to questions tabled, Mr Bevan outlined that the security of the toilet block confirming it would be improved because of it being a separate building with a flat roof and a contactless payment method would be used. It was intended that the existing toilets behind the Len Medlock Centre would be removed and the area re-purposed, which would open up the entrance, however that would be subject to a further planning application.

Lighting for the site had been agreed which would ensure if would make the site less attractive for anti-social behaviour.

There was no specific CCTV coverage for the toilet block, however CCTV would be provided by the Council across the wider area development including the entrance to the toilet. 

In respect of loading / unloading of delivery vehicles to the retail shops, members were advised that space would be provided. In response to questioning about the possibility of asbestos in the buildings currently on the site, the Senior Planning Officer confirmed that demotion had been covered by prior application and the Deputy

 

RESOLVED:

That the committee approve the application in line with officer recommendation and subject to the conditions and reasons as follows:

 

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.      

 

The development hereby permitted shall be carried out in accordance with the following approved plans and documents:

-          0140 Rev P03 Proposed Site Plan

-          ALA883-ALA-ZZ-ZZ-D-L-0002 Rev P01 Landscape General Arrangement

-          ALA883-ALA-ZZ-ZZ-D-L-0003 Rev P01 Landscape General Arrangement Excluding Rosegarth Square

-          ALA883-ALA-ZZ-ZZ-D-L-0004 Rev P01 Fencing General Arrangement

-          ALA883-ALA-ZZ-ZZ-D-L-0006 Rev P01 Site Sections 1 of 2

-          ALA883-ALA-ZZ-ZZ-D-L-0007 Rev P01 Site Sections 2 of 2

-          0141 Rev P01 Proposed Site Location Plan

-          0211 Rev P01 Proposed First Floor Layout

-          0212 Rev P01 Proposed Second Floor Layout

-          0310 Rev P01 Proposed Typical Signage

-          0427 Rev P01 Proposed Elevations

-          0428 Rev P01 Proposed Coloured Elevations

-          0210 Rev P01 Proposed Ground Floor Layout

-          0330 Rev P01 Proposed GA Section

-          0150 Rev P01 Proposed Public Toilet Plans & Elevations

-          0180 Rev P02 Residential Refuse Store Plan and Elevations

-          0181 Rev P02 Retail Bin Store Plan and Elevations

 

Reason: To ensure that the development is carried out in accordance with approved plans in accordance with Polices 2 and 3 of the South East Lincolnshire Local Plan 2019.

 

Any historic or archaeological features not previously identified which are revealed when carrying out the development hereby permitted shall be retained in-situ and reported to the local planning authority in writing within 5 working days of their being revealed. Works shall be immediately halted in the area/part of the building affected until provision has

been made for the retention and/or recording in accordance with details that shall first have been submitted to and approved in writing by the local planning authority. Work shall

continue in accordance with the approved details of retention and/or recording.

 

Reason: To ensure the preparation and implementation of an appropriate scheme of archaeological mitigation in accordance with national guidance contained in the National Planning Policy Framework, 2023 and accordance with Policy 29 of the South East Lincolnshire Local Plan, 2019.

 

Prior to the use of any external materials, final details, including samples where requested, shall be submitted to and approved in writing by the Local Planning Authority.

 

The materials as approved shall be implemented and thereafter retained as approved.

 

Reason: In the interests of visual amenity and character, and impact on heritage assets in accordance with Policies 2, 3 and 29 of the South East Lincolnshire Local Plan 2019.

 

The development hereby approved shall be undertaken in complete accordance with the Flood Risk and Drainage Assessment V02 [Produced by HWA Consulting Engineers, Dated 20 Dec 2024], unless otherwise agreed in writing by the Local Planning Authority, including the following mitigation measures.

 

-          Demountable barriers of at least 600mm added to the doors

-          High-level service entry and electrical circuits should be incorporated,

-          Using flood resistant materials that have low permeability to at least 600mm above the estimated flood level

-          No residential accommodation on the ground floor

 

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

 

Reason: In the interest of reducing flood risk in accordance with Policy 4 of the South East Lincolnshire Local Plan (2019).

 

The development hereby approved shall be undertaken in complete accordance with the surface and foul water drainage details within the Flood Risk and Drainage Assessment V02 [Produced by HWA Consulting Engineers, Dated December 2024] and the Drainage Strategy Layout [Ref. P24206-HWA-ZZ-XX-DR-C-5001 Rev P01]

 

The drainage strategy shall be fully implemented prior to occupation and subsequently remain in place.

 

Reason: To ensure that the site is adequately drained, to avoid pollution, and to prevent increased risk of flooding in accordance with Policies 2, 3 and 30 of the South East Lincolnshire Local Plan, 2019 and national guidance contained in Section 14 of the National Planning Policy Framework 2024.

 

Notwithstanding the approved plans, the proposal shall be carried out in accordance with the Transport Statement [Reference RGS-DCE-XX-XX-RP-T-5002, Dated October 2024] and the Travel Plan [Reference RGS-DCE-XX-XX-RP-T-5003, Dated October 2024].  

 

Reason: In the interest of Highway Safety and in accordance with Policies 2, 34 and 36 of the South East Lincolnshire Local Plan, 2019.

 

The development hereby permitted shall be completed in accordance with the construction method statement.

 

Reason: In the interests of the amenity of local residents in accordance with Policies 2 and 3 of the South East Lincolnshire Local Plan, 2019.

 

If during development contamination not previously considered is identified, then the Local Planning Authority shall be notified immediately,

 

and no further work shall be carried out until a method statement detailing a scheme for dealing with suspected contamination has been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure all contamination within the site is dealt with and to accord with Policies 2 and 3 of the South East Lincolnshire Local Plan (2019).

 

The water consumption of the 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 Policy 31 of the South East Lincolnshire Local Plan (2019).

 

The person carrying out the work must inform the Building Control Body that this duty applies.

 

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 (2019).