Planning Committee – 29 April 2015

Chair:           Councillor Bunyan
Venue:         The Council Chamber Civic Centre Scunthorpe
Time:           2 pm

AGENDA

1.  Substitutions.

2.  Declarations of Disclosable Pecuniary Interests and Personal or Personal and Prejudicial Interests, significant contact with applicants, objectors or third parties (Lobbying) and Whipping Arrangements (if any).

3.   To take the minutes of the meeting held on 8 April 2015 as a correct record and authorise the chairman to sign.

4.   Applications deferred from previous meeting for a site visit.

5.   Major Planning Applications

6.   Planning and other applications for determination by the committee.

7.   Application for a Lawful Development Certificate

8.   Any other items, which the chairman decides are urgent, by reasons of special circumstances, which must be specified.

Note: All reports are by the Head of Development Management unless otherwise stated.

MINUTES

PRESENT: – Cllr Bunyan (in the Chair)

Councillors Allcock, Bainbridge, Collinson, England, L Foster, Grant, Marper, N Sherwood and Wardle.

Councillors Barker, Briggs, Gosling, Ogg, O’ Sullivan, Poole, Redfern, Rowson, C Sherwood, K Vickers, P Vickers, and Whiteley attended the meeting in accordance with Procedure Rule 1.37 (b).

The Committee met at the Civic Centre, Scunthorpe.

1655   DECLARATIONS OF DISCLOSABLE PECUNIARY INTERESTS AND PERSONAL OR PERSONAL AND PREJUDICIAL INTERESTS, SIGNIFICANT CONTACT WITH APPLICANTS OR THIRD PARTIES (LOBBYING) AND WHIPPING ARRANGEMENTS (IF ANY) –

The following members declared a personal interest as follows: –

Member (s)

Minute

Application(s) /Item

Nature of Interest
Cllr Allcock

Cllr Bunyan
Cllr England

Cllr Marper
Cllr N Sherwood

Cllr Wardle

1659 (iii) 1659 (viii)1659 (ix)

1659 (viii)1659 (ix)
1659 (viii)1659 (ix)
1658 (ii)  1659 (viii)1659 (ix)
1659 (v)  1659 (viii)

1659 (ix) 1659 (viii)1659 (ix)

2014/1406 2015/0154 2015/0156

2015/0154 2015/0156

2015/1054 2015/1056
2015/0090 2015/0154 2015/0156
2015/0053 2015/0154

2015/0156 2015/0154 2015/0156

Knows applicant Knows landowner Knows landowner

Knows landowner Knows landowner

Knows landowner Knows landowner

Knows speaker Knows landowner Knows landowner
Knows speaker Knows landowner

Knows landowner Knows landowner Knows landowner

In addition, the following members declared that they had been lobbied: –

 

Member (s)

Minute (s)

Application/Item (s)

Cllr Allcock

Cllr Bainbridge

Cllr Bunyan

 

Cllr England

Cllr L Foster

Cllr Grant

Cllr Marper

1660

1660

1657 (ii)  1657 (iii) 1660

1660

1658 (i)

1660

1660  1658 (ii)

           2014/1071

2015/0171

2015/0160            2015/0161            20015/0171

2014/1071

2015/0025

2014/1071

2014/1071            2015/0090

The following members attending the meeting in accordance with the provisions of Procedure Rule 1.37 (b) declared a personal interest as follows: –

Member (s)

Minute

Application(s) /Item

Nature of Interest
  Cllr Briggs

 

 

Cllr Gosling

 

 

 

1658 (i)

General

 

 

2015/0025

Member of Fire Authority and Member of Isle of Axholme & North Notts Water Level Management Board
Chair of the Iron Trust and member of Gunness Parish Council.

The following members attending the meeting in accordance with the provisions of Procedure Rule 1.37 (b) declared that they had been lobbied as follows: –

Member (s)

    Minute

Application(s) /Item

Cllr Barker

Cllr K Vickers

1660

1657 (i)

 

2014/1071

2015/0030

 

1656   MINUTESResolved – That the minutes of the proceedings of the meeting held on 8 April 2015, having been printed and circulated amongst the members, be taken as read and correctly recorded and be signed by the chairman.

1657   (39)    APPLICATIONS DEFERRED FROM PREVIOUS MEETING – In accordance with decisions taken at a previous meeting, members had undertaken site visits prior to the meeting. The Head of Development Management submitted a report.

(i)          2015/0030 by Concrete Contracting Ltd for planning permission to erect two dwellings on land south of 30 Eastfield Road, Barton-upon-Humber.

The applicant spoke on the application, describing the proposal and the steps that had been taken to address concerns about overlooking.  The Head of Development Management then read out a letter from an objector, re-emphasising concerns about overlooking, particularly on plot 2, and highlighting concerns around the impact of the proposal on their property and amenity.

Resolved – That planning permission be granted subject to conditions set out within the report.

(ii) 2015/0160 by Mr D Williamson for planning permission to erect a two-storey extension (resubmission of PA/2014/0877) at Cleatham House Farm, unnamed road through Cleatham from B1400 to B1398, Manton.
The Head of Development Management clarified that objections from the Parish Meeting had been made but that the development had been modified from the previously refused scheme and that the requested gable ridge line was at a lower level than set out in the report (1.15 metres, compared to 1.7 metres).  It was confirmed that the officer recommendation remained.
The applicant set out a number of issues within the report that he felt were exaggerated or incorrect, stating that the proposal would make the building more attractive.

Cllr England stated that, whilst he had no objection to an extension, in his view the proposal was out of character with the existing buildings.

Cllrs Grant and L Foster stated that they would wish to see the item deferred in order to seek resolution to the contested areas of the report.

Moved by Councillor England and seconded by Councillor Allcock –
That planning permission be refused in accordance with the recommendations within the report.

Moved by Councillor L Foster and seconded by Councillor Grant as an amendment –
That the application be deferred to a future date to seek resolution to the contested areas of the report.
Amendment lost Motion carried

(iii)        2015/0161 by Mr D Williamson for listed building consent to erect a two-storey extension (resubmission of PA/2014/0880) at Cleatham House Farm, unnamed road through Cleatham from B1400 to B1398, Manton.

The Head of Development Management clarified that objections from the Parish Meeting remained but that the development had been modified from the previously refused scheme,  and that the requested gable ridge line was at a lower level than set out in the report (1.15 metres, compared to 1.7 metres).  It was confirmed that the officer recommendation remained.

The applicant’s partner addressed the committee, stating that they were in the process of renovating the property, which had previously been run-down and dilapidated.

Resolved – That listed building consent be refused in accordance with the recommendations within the report.

1658   (40) MAJOR PLANNING APPLICATIONS – The Head of Development Management submitted a report containing details of major applications for determination by the Committee, including a summary of policy context, representations arising from consultation and publicity and assessment of the applications.

(i)          2015/0025 by Scunthorpe United Football United for hybrid planning permission for 12,000 capacity football stadium (Class D2); café/bar (A3/A4); offices (Class B1); 94-bed hotel (Class C1); gymnasium (Class D2); crèche (Class D1); launderette (Sui Generis); show venue (Sui Generis); outdoor training football pitch (Class D2); site access, car parking and associated infrastructure, landscaping and drainage.  Outline planning application for multi-use arena (Class D2) and outdoor football pitches (Class D2), with all matters reserved save for access, at land north of Brumby Common Lane, Burringham.

The applicant explained that the football club hoped to provide an excellent sporting facility, close to local people.  The proposed stadium and associated infrastructure was a central element in taking the football club forward.

The Head of Development Management advised the committee that they were being asked for ‘in-principle’ agreement, as objections from Highways England and the Environment Agency remained outstanding.  Discussions were underway to address any concerns.  A resolution was also being sought around a required archaeological assessment.

Cllr Sherwood stated that the proposal was very exciting for the local area, and would be happy to support the development.  Cllr L Foster believed that the proposal would create many opportunities for local people, and that the consultation surrounding the development was excellent.  Cllr Grant welcomed the proposals for a new hotel in the area.

Resolved – That the Planning Committee be minded to approve, subject to – (i) the Direction from Highways England being removed, (ii) the objection from the Environment Agency being removed, and (iii) confirmation of completion of the archaeological assessment and the objection from HER being removed subject to conditions.

Further, issuing the decision notice being delegated to the Head of Development Management subject to the conditions listed and any other conditions that are deemed necessary to ensure satisfactory access arrangements and consistency between the detailed and outline elements of the proposals.

(ii)         2015/0090 by Galliford Try for planning permission to erect a new build primary school to accommodate 210 pupils on the same site as the existing school, the current school buildings to be demolished following decant into new building, at Burton-upon-Statther Primary School, Flixborough Road, Burton-upon-Stather.

The agent for the application stated that the existing site had been built in the 1930’s and the proposal included demolition of the old school, retention of the nearby nursery, and the building of a new staff block.  There had been various consultation events, and the applicant was working to address any concerns.  A second applicant explained these steps in more detail, including actions to reduce any risk from traffic.  Working time restrictions had been proposed to reduce the impact on residents and construction, environmental management and biodiversity plans had been put in place.  Steps had been designed to segregate the school and any construction activity.

The Headteacher stated that the proposal had the full support of staff and governors.  The existing school had asbestos on site, and some storage areas were not accessible.  The roof was substandard which led to leaks and damp in the classrooms, and an entire rewire and new plumbing and heating systems were required.

An objector stated that the proposal was marked by a rushed approach and a lack of consultation.  A major construction project would require heavy goods vehicles to access the site down a very narrow lane, which would impact negatively on neighbouring properties.  In addition, the proposed site was on a smaller footprint, with no consideration of future requirements.

Cllr Ogg gave a cautious welcome to the project, whilst stating that local residents should have been consulted earlier.  Cllr Ogg suggested additional conditions on construction hours and fencing.  Cllr Marper also welcomed the proposal, given the state of the existing school, whilst expressing concerns about traffic management and vehicle size and also the proximity of the nursery.

The Head of Development Management clarified certain points that had been raised by members.

Cllr Sherwood suggested that the proposal should be welcomed, with the addition of conditions on construction working hours and site fencing.

Resolved – That planning permission be granted subject to the conditions within the report, and the following.
amend condition 8 to:

–         9am to 5pm Monday to Friday

–         9am to 1pm on Saturdays.

and add condition:
Before the new school was brought into use, details of the proposed perimeter fencing of the site shall be submitted to and agreed in writing by the local planning authority. Such details shall include a condition survey and proposals for reinforcing the fencing as necessary. The scheme as agreed shall be fully implemented before the new school was occupied.
Reason To ensure adequate secure fencing to the perimeter of the site and to safeguard the amenities of adjacent residential property.
(iii)         2015/0090 by Galliford Try for planning permission to erect a new build primary school to accommodate 525 pupils on the existing nursery school site off Normanby Road. The current school buildings to be demolished following completion of the new building, at Crosby Primary School, Chatterton Crescent, Scunthorpe.

The Head of Development Management confirmed that the planning authority was now in receipt of amended plans, and that proposed planning conditions had been received from Highways.  These showed construction drawings, parking plans, pedestrian access, etc.

The applicant addressed the committee to state that much work had gone into the proposal, and they had worked closely with the authority to consider various options.  The site contained multiple points of access, and dedicated parking provision for staff and any deliveries.

A second applicant confirmed that all required information would be submitted to the planning authority, and they would continue to work closely with the council to seek agreement to access and egress arrangements.  It was envisaged that arrangements would ultimately take traffic away from Chatterton Crescent towards Normanby Road.  Security, construction and environmental concerns would also be addressed.

The Headteacher stated that the current site was no longer fit for purpose, and that the new school would provide greater opportunities for pupils and staff.

An objector stated that local residents of Chatterton Crescent had major concerns about parking and traffic issues.  As the area houses a significant proportion of elderly residents, access issues were important to ensure independence.  Chatterton Crescent was very busy at peak times, which impacted upon residents’ peace and amenity, and it was felt that this proposal could exacerbate the problem.

Cllr O’ Sullivan stated that the associated consultation was very poor, and that any proposal shouldn’t be at the expense of the local population.  Chatterton Crescent was already very busy, and any increase in parent and school traffic would lead to further problems.  The proposal would lead to a loss of green space, and alternative brownfield sites were available in the area.  Various additional conditions on construction, access, traffic and noise were suggested.

Cllr Bainbridge requested clarification on access issues, which was provided by the Head of Development Management.  Clarification was also sought from Highways regarding access, who confirmed that an increased number of access points would help to ‘dilute’ any congestion.

Cllrs Grant and L Foster stated that they continues to have concerns around parking, congestion and a perceived lack of consultation.  This was reiterated by Cllr Marper, who questioned the proposed measures to reduce risk to children.

Resolved – That planning permission be granted subject to the conditions within the report, and the following.

 amend condition 9 to: 

–         9am to 5pm Monday to Friday –         9am to 1pm on Saturdays.

 amend condition 14 to:

 … for review. The scheme shall ensure that all pedestrian and vehicular access to the site outside normal school hours for community use was only from Normanby Road. The approved scheme …

Reason
… the North Lincolnshire Local Planand to stop the use of the Ajax Court (Flixborough Footpath) and Chatterton Crescent pedestrian access points outside normal school hours in order to safeguard residential amenity.

 and add conditions:

  1. Prior to the commencement of any construction works on site, details of the following shall be submitted to and approved in writing by the local planning authority:

(a) full construction drawings showing the vehicular access point on Normanby Road

(b) full construction drawings showing amendments to the existing footway/cycle facility on Normanby Road

(c) a Stage 2 Safety Audit of the amendments to the highway network, including Normanby Road.

  1. The school shall not become operational until the vehicle parking, turning and servicing facilities serving it as per the details shown on drawing number [parking spaces] have been completed. Once completed all these facilities shall be retained thereafter.
  2. Within three months of the new school building becoming operational, the proposed within-highway improvement works detailed in drawing number ADC1175/002 Rev A or similar and approved in writing by the local planning authority shall be completed.
  3. Prior to the new school building becoming operational, a car park management statement shall be written and in accordance with details to be submitted to and approved in writing by the local planning authority. This statement shall then be implemented on opening of the site and reviewed periodically.
  4. A school travel plan shall be submitted prior to the commencement of any construction works on site.
  5. The pedestrian access points to the school from Chatterton Crescent and Flixborough Footpath shall be provided prior to the school opening and once completed retained as the main pedestrian access points into the school during normal school hours only.
  6. A signing scheme to guide pedestrians to the school shall be submitted to and approved in writing by the local planning authority and implemented prior to the school opening.
    23.     The final school travel plan shall be submitted to and approved in writing by the local planning authority within six months of the proposed development being brought into use and all conditions and requirements of the plan, once approved, shall be implemented and retained at all times.
  7. The school travel plan, once approved and in place, shall be subject to monitoring on an annual basis for a period of three years from the approval date. The monitoring report on the impact of the school travel plan shall be submitted to the local planning authority on the first of January each year following the grant of planning permission. All amendments to the approved school travel plan identified as a result of the monitoring process shall be implemented and retained.
  8. No development shall take place until a construction phase traffic management plan showing details of all associated traffic movements, including delivery vehicles and staff/construction movements, any abnormal load movements, contractor parking and welfare facilities, storage of materials and traffic management requirements on the adjacent highway, has been submitted to and approved in writing by the local planning authority. Once approved the plan shall be implemented, reviewed and updated as necessary throughout the construction period.
  9. Works shall not commence on site until wheel cleaning facilities, in accordance with details to be submitted to and approved in writing by the local planning authority, have been provided within the curtilage of the site, and this facility shall be retained for the duration of the works.
    27.     Adequate cycle parking facilities shall be provided in accordance with details to be submitted to and agreed in writing by the local planning authority. Once provided the cycle parking facilities shall be retained thereafter.
  10. Within three months of the completion of the new access, any redundant access to the site shall be removed and the area reinstated to footway/verge (including the provision of full height kerbs) in accordance with details to be submitted to and approved in writing by the local planning authority.
  11. No other works shall be commenced on the site until the access road junction with the adjacent highway, including the required visibility splays, has been set out and established.

1659   (41)  PLANNING AND OTHER APPLICATIONS – The Head of Development Management submitted a report incorporating a schedule containing details of applications for determination by the committee including summaries of policy context, representations arising from consultation and publicity and assessment of the applications. The Head of Development Management updated the reports orally where appropriate. Other officers attending gave advice and answered members’ questions as requested.

(i)          2013/1304 by Mrs C Gossop for planning permission for granddad accommodation in existing derelict storage shed/garage at Lea Farm, Brigg Road, Barton-upon-Humber.

The Head of Development Management noted that a further detailed letter of objection had been received raising concerns about the access, the accuracy of the plans, increased traffic and parking issues and impact on the character of the area.

The applicant stated that the proposal was much-needed to look after an ill relative, ensuring their dignity and independence.  The applicant would be happy to work with the planning authority on any conditions.

An objector addressed the committee, stating that the site had a history of problems, and was effectively being run as a commercial property.

The Head of Development Management clarified the proposal in front of the committee.

Resolved – That planning permission be granted subject to the conditions within the report.

(ii)          2014/1317 by Mr A Thomson for planning permission to erect an agricultural specification forestry building to provide welfare facilities for the forestry workers, office and secure storage for logging machinery at land adjacent to 48 Appleby Lane, Broughton.

Resolved – That planning permission be granted subject to the conditions within the report.

(iii)         2014/1406 by Mr S Smithney for planning permission to vary condition 3 on planning permission PA/2010/0723 at workshop – Spring Gardens, 21 Thinholme Lane, Westwoodside, Haxey.

The applicant stated that the use of the workshop was limited, and that they would be happy to work with the planning authority.  The proposal represented a small change to the application to enable access only to the site.

Cllr Allcock explained that previous complaints had led to the existing conditions, and suggested a small alteration to the proposed conditions.

Resolved – That planning permission be granted in accordance with the recommendations contained within the report, and the following.
amend condition 1:

‘…be permitted for strictly access purposes only.’

(iv)         2015/0048 by Brigg Office Supplies for advertisement consent to retain two signs at 23 Old Courts Road, Brigg.

Cllr C Sherwood stated that there was public interest in this issue.  The signs were situated to the rear of the premises, similar to many other businesses.  The signs do not face onto Wrawby Street, and they represent the only feasible way to advertise.  This view was supported by Cllr N Sherwood.

Resolved – That planning permission be granted in accordance with the recommendations contained within the report.

(v)          2014/0053 by Brocklesby Park Homes for planning permission to erect 4 two-storey flats at land at Llamedos, Bridge Street, Brigg.

The agent for the applicant addressed the committee and explained that the proposal was modest, and would provide some additional housing capacity in the town.  The site was close to the town centre, and there was sufficient parking to the site.  The site was currently brownfield, and had stood empty for a number of years.   There were also no objections from the Environment Agency, and stated concerns about overlooking had been dismissed by officers.

The Head of Development Management clarified the situation for the benefit of the committee, stating that the proposal represented a matter of judgement as to whether there were demonstrated wider community benefits that justified granting permission

Resolved – That the application be deferred for a site visit.

(vi)         2015/0077 by Dieter Nelson Planning Consultancy for planning permission to erect a dwelling at land adjacent to St Davids, Chapel Street, Goxhill.

The applicant stated that the application was a resubmission that had expired earlier in the year.  They were now keen to recommence the development.  There were no objections, and there would be no adverse impact on the village.

Resolved – That the application be granted in accordance with the recommendations within the report.

(vii)       2015/0112 by Mrs J Knox for planning permission to erect two new dwellings at Wolds View, Station Road, Sturton.

The applicant requested that the committee conduct a site visit to enable members to better judge the merits of the application.

Resolved – That the application be deferred for a site visit.

(viii)     2015/0154 by  Normanby Estate Holdings Ltd for planning permission for conversion of stables to form three dwellings at Little Normanby, access road to Little Normanby Farm, Normanby, Burton-upon-Stather.

The agent for the applicant confirmed that the officer recommendation was to grant permission, before explaining that the proposal was to convert redundant agricultural buildings.  This would provide a range of benefits to the local area and economy, and there would be no adverse impact on wildlife.

Resolved – That the application be granted in accordance with the recommendations within the report.

(ix)         2015/0156 by  Normanby Estate Holdings Ltd for planning permission to convert redundant agricultural building to create one dwelling, at The Old Dairy, access road to Little Normanby Farm, Normanby, Burton-upon-Stather..

Resolved – That the application be granted in accordance with the recommendations within the report.

(x)         2015/0159 by Mrs E Drakes for planning permission to retain an extension to the rear, retain an extension to the roof and install dormer windows.

The Head of Development Management advised the committee that the objection from a local resident had been withdrawn.

The agent for the application stated that they had worked closely with the planning authority, and there would be no overlooking or overshadowing.

Resolved – That planning permission be granted in accordance with the recommendations within the report.

1660   (42)  APPLICATION FOR A LAWFUL DEVELOPMENT CERTIFICATE The Head of Development Management submitted a report informing the Planning Committee about the details of a submitted application for a Lawful Development Certificate for the use of an existing dwelling house as a small children’s home and to advise members of the outcome of the assessment of the evidence submitted in support of the application.

The agent for the application stated that the proposal was for a small facility for vulnerable children.  The facility would largely operate as a family home, with staff caring for the children.  The character of the property would remain the same, and there would be no material change of use.

The committee’s legal representative clarified the process for determining such applications.

Cllr Briggs stated that the applicant was a commercial enterprise, and that the proposed location was unsuitable.  As the children needed to be integrated into the local community, a small, largely isolated village would be an inappropriate choice.  Cllr Briggs asked the committee to support the recommendations within the report.  Cllr Barker reiterated these arguments.

Resolved – That the application for a lawful development certificate be refused in accordance with the recommendations within the report.

1661   OTHER BUSINESS – On behalf of the Planning Committee, the Vice-Chairman recorded a sincere note of appreciation to the Chairman at his last meeting, and wished him well for the future.  In response, the Chairman thanked the committee for their support throughout the years.

 

Reports