Planning Committee – 1 June 2016

Chair:  Councillor N Sherwood

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 27 April 2016 as a correct record and authorise the chairman to sign.
  4. Major Planning Application
  5. Planning and other applications for determination by the committee.
  6. North Lincolnshire Council Shopfront Design Guide.
  7. 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: –  Councillor N Sherwood (Chairman).

Councillors Allcock (Vice-Chairman), Collinson, Carlile, Glover, Grant, Longcake, Mumby-Croft, Ogg and Oldfield.

Councillors Armitage, Briggs, Ellerby, L.Foster and Redfern attended the meeting in accordance with Procedure Rule 1.37 (b).

The committee met at the Civic Centre, Scunthorpe.

1737   DECLARATIONS OF PERSONAL OR PERSONAL AND PREJUDICIAL INTERESTS, SIGNIFICANT CONTACT WITH APPLICANTS OR THIRD PARTIES (LOBBYING) AND WHIPPING ARRANGEMENTS (IF ANY)

The following members declared personal interests : – 

Member(s) Minute Application(s) Nature of Interest
Cllr Allcock 1740 (v)

1740(vii)

PA/2016/225

PA/2016/288

Member of the Isle of Axholme and North Nottinghamshire Water Management Board.
Cllr Collinson 1740(iii)

1740(vi)

PA/2016/219

PA/2016/286

Member of Bottesford Town Council.
Cllr Mumby-Croft 1740(v) PA/2016/225 Applicant is a friend.
Cllr N Sherwood 1741 Agenda Item 6 Shop owner in a conservation area.

The following members, attending the meeting in accordance with Procedure Rule 1.37 (b), declared the following personal interests

Member(s) Minute Application(s) Nature of Interest
Cllr Briggs General Member of Humberside Fire Authority.

Member of the Isle of Axholme & North Nottinghamshire Water Management Board.

Cllr L Foster 1740(iii)

1740(vi)

PA/2016/219

PA/2016/286

Member of Bottesford Town Council.

The following members declared that they had been lobbied: –

Member(s) Application(s) Minute
Cllr Bainbridge PA/2015/1101 1739
Cllr Carlile PA/2015/1101 1739
Cllr Collinson PA/2016/314 1740 (viii)
Cllr L. Foster PA/2015/1101 1739

1738   MINUTESResolved – That the minutes of the proceedings of the meeting held on 27 April 2016, having been printed and circulated amongst the members, be taken as read and correctly recorded and be signed by the chairman.

1739   (1) MAJOR PLANNING APPLICATION – The Head of Development Management submitted a report containing details of a major application for determination by the committee, including summaries of policy context, representations arising from consultation and publicity and assessment of the application.

2015/1101 North Lincolnshire Council for outline planning permission to erect a residential development of up to 120 dwellings, including means of access at land off Enderby Road, Scunthorpe, DN17 2JS

The Head of Development Management updated the committee and informed them if they were minded to approve this applicant then it would have to be subject to no objection being received from Sport England, and an additional four conditions would be required to include an investigation and assessment to assess the nature and extent of any contamination on the site, a detailed remediation scheme, implementation of an approved remediation scheme, and the reporting of any unexpected contamination.

The agent for the application indicated that this proposed development had generated significant public interest due to the size of the development and the possible allocation of up to 120 new dwellings with means of access. She highlighted that the application was only outline at this stage, and the majority of the detail and concerns would be addressed at a later date.  Within this application she indicated that there would be a range of affordable housing meeting the needs of the community, with a contribution to open space and children’s play equipment.

Cllr Briggs as the Council’s relevant cabinet member portfolio holder stated that he welcomed this proposal and reminded the committee that it was an outline application at this stage and further community consultation and consideration would be dealt with at a later date.  He highlighted the need for additional dwellings to be built in the area, and particularly the affordable housing aspect.

Cllr L Foster addressed the committee informing them that this proposal had been an on-going consultation process for the past six years, with various community events taking place which had been very successful, with the vast majority of the public appreciating the need for more affordable housing.  His main concern with the application was the means of access and egress from the site, and also the removal of some parking facilities for current residents residing on Wragby Road. He also suggested that the car park within the vicinity be investigated as part of any further detailed application for the use of residents parking.

Cllr Allcock supported the officer’s recommendation indicating that he would like to see parking facilities being provided for the six houses on Wragby Road.

Cllr Collinson agreed there was a need for more elderly accommodation in the area. However, he did have some difficulty with the suggested access and the parking facilities and would like to see this looked at in more detail.

Resolved – That subject to the completion of a memorandum of understanding, and no objection being received from Sport England outline planning permission be granted with the addition of the following conditions:

  1. Unless otherwise agreed by the local planning authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until parts 1 to 4 below have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the local planning authority in writing until part 4 has been complied with in relation to that contamination.

Part 1: Site Characteristics

An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the local planning authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the local planning authority. The report of the findings must include:

(i)       a survey of the extent, scale and nature of contamination;

(ii)      an assessment of the potential risks to:

–         human health

–         property (existing or proposed), including buildings, crops, livestock, pets, woodland and service lines and pipes

–         adjoining land

–         groundwaters and surface waters

–         ecological systems

–         archaeological sites and ancient monuments

(iii)     an appraisal of remedial options, and a proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

Part 2: Submission of Remediation Scheme

A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the local planning authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

Part 3: Implementation of Approved Remediation Scheme

The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the local planning authority. The local planning authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the local planning authority.

Part 4: Reporting of Unexpected Contamination

In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the local planning authority. An investigation and risk assessment must be undertaken in accordance with the requirements of Part 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of Part 2, which is subject to the approval in writing of the local planning authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the local planning authority in accordance with Part 3.

Reason
To ensure that risks from land contamination to the future users of the land and neighboring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbors and other off-site receptors in accordance with policy DS7 of the North Lincolnshire Local Plan.

28.
The proposed development shall permanently provide six parking spaces for the occupiers of 33 to 43 Wragby Road before any of the new dwellings are occupied.

Reason
In the interests of road safety and residential amenity.

1740   (2) 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)  PA/2015/0682 Mr Andrew Arnold for planning permission to retain a front extension at 63 St Barnabas Road, Barnetby le Wold, DN38 6JE.

An objector spoke on the application and indicated that the property was one of fourteen similarly designed semi-detached properties on St Barnabas Road.  None of those properties had extensions other than a porch to the front elevation.  He did not believe it was in keeping with the surrounding properties and could also lead to drainage issues for the street.  He stated that the extension was built too close to the boundary and the foundations, fascia and gutter could encroach onto their property.  In summing up, concerns were raised regarding the quality of the build and not being in accordance with current building regulations.

Cllr Allcock stated that after listening to the concerns of the objector he did feel that these would be dealt with sufficiently as part of the planning conditions stipulated within the officers report, and therefore supported the officer’s recommendation to grant permission.

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

(ii)  PA/2016/129 Mr John Cole for planning permission to erect a two-storey extension at 24 Maple Tree Way, Scunthorpe, DN16 1LT.

An objector raised a number of concerns with regard to the application indicating that it would have an overbearing impact on her property, leading to overshadowing or her kitchen, hall and wash room.  It would be detrimental to the visual impact of the area as it would be out of character due to the scale and design proposed. She also stated that the proposal would go beyond the building line, lead to a loss of off-street parking which could lead to hazardous conditions and felt that it would be beneficial if a site visit was held before a decision was taken.

Cllr Ellerby addressed the committee as the member responsible for calling in the application due to there being significant public interest.  He informed it that the measurements before did not feel correct and needed to be investigated in more depth.

Resolved – That consideration of this application be deferred to a future meeting and that members visit the site, prior to that meeting.

(iii)  PA/2016/219 Mr & Mrs David Gough for planning permission to carry out alterations and increase the height of the roof to provide additional accommodation at 28 Holme Lane, Bottesford, DN16 3RB.

The Head of Development Management clarified that there was an inaccuracy within the report and it should have read the owner/ occupier of 8 Vale Wood had objected, and not Dale View.

An objector raised a number of concerns including the issue of the increase in roof height and size being detrimental to the outlook of their property, and given that their property was substantially lower than Holme Lane, he believed the development would lead to overshadowing.  He did not feel it complied with the requirements of North Lincolnshire’s local plan policy DS5 for residential extensions.

The agent for the application highlighted that the current occupiers bought this property in 2015 and the restrictions on the first floor made the rooms useless because of their height, shape and design.  Therefore, the application was to increase the roof height to make it lighter and less restrictive with no increase in foot print or roof pitch. He also indicated that there were other properties on Holme Lane that were much bigger, and this proposal was not significantly different in shape or design and any concerns over roof lights would be rectified with reduced and obscure glazing.

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

(iv)  PA/2016/221 Mr Peter Hunt for planning permission to remove an existing hedge running along Bigby High Road and replace it with a concrete post and timber boarded fence at 49 Bigby High Road, Brigg, DN20 9HB.

Cllr Allcock stated that he could not support the officer’s recommendation to grant permission to remove the existing hedge and replace it with concrete post and timber boarded fence as it would lead to a loss of habitat, and would not be of benefit to the street scene.

Moved by Councillor Allcock and seconded by Councillor Glover –

That planning permission be refused for the following reason:

1.
The proposal would have an adverse effect on the street scene and result in an unacceptable loss of natural habitat.  The proposal as such is contrary to Saved Policy DS1 of the North Lincolnshire Plan 2003.

Motion Carried.

(v)  PA/2016/225 Mr Simon Bower for planning permission to erect a stable block at land south of Three Gables, Ferry Road, Graizelound, Haxey, DN9 2LY.

Cllr Allcock expressed his concerns with this application and therefore felt he could not support the officer’s recommendation to grant permission.

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

(vi)  PA/2016/286 Mr Jon Clayton for planning permission to erect a detached artist’s studio at 20 Poole Drive, Bottesford, DN17 2PE.

The Head of Management Development informed the committee that a request had been received from the applicants to defer the application to allow them to amend the proposals.

Resolved – That the application be deferred at the applicant’s request to allow amended proposals to be submitted.

(vii)  PA/2016/288 Mr N Grantham for planning permission to remove condition 10 of PA/2005/1992 to retain the dwelling and to change the use of the dwelling to office/storage at Lindholme Lakes, West Carr, Epworth, DN9 1LF.

The agent for the application informed the committee that the request to remove condition number 10 from the previous planning application was to allow the successful business to keep operating at its potential, and also to retain the attractive building that is already in place.  It was felt a necessity to change the use of the building to allow for more office/storage space for the nine full-time and six part-time staff on the site.

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

(viii)  PA/2016/314 Mr Ian & Mrs Alexandra Gouldthorp for planning permission for change of use to form a petting zoo, associated parking, access and café at Grange Park Aquatics, Butterwick Road, Messingham, DN17 3PL.

An objector raised a number of concerns with regard to this application, mainly due to the loss of residential amenity, the vermin and odour that it may attract, traffic would be seven days a week including bank holidays, the fact that it would encourage wild animals and pets and the majority of the animals could not be petted.  He indicated that a number of similar attractions already existed in the area and there was no need for another that would be outside the development limits.  He urged the committee to have a site inspection before any decision was made on the application.

The applicant stated that the petting zoo would help educate people, working alongside local schools and community groups, in turn creating jobs and training opportunities.  He indicated that any animal concerns would be dealt with as part of the zoo animal act, and did not feel there would be a problem with vehicles during the opening hours.

Resolved – That a decision on this application be deferred to allow the committee to have a site visit.

(ix)  PA/2016/344 Mr Mike White, Haxey Study Centre for planning permission to erect extension to existing training and lecture centre and relocate educational centre (Haxey Study Centre) from Rose Cottage site to Lupine Woods site at Haxey Study Centre, Turbary Road, Haxey, DN9 2JN.

Resolved – That the application be withdrawn at the request of the applicant.

(x)  PA/2016/391 Mr Mark Kulleseid, K-Cube Ltd for planning permission to erect a detached dwelling and detached double domestic garage at 8 School Lane, Appleby, DN15 0AN.

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

1741   (3)  NORTH LINCOLNSHIRE SHOPFRONT DESIGN GUIDE – The Director of Places submitted a report seeking approval to adopt the North Lincolnshire Shop Front Design Guide as a guidance document alongside the LDF Core Strategy and Saved North Lincolnshire Local Plan policies.

The guidance would assist owners who wished to alter or replace shop fronts, fascia’s etc. within North Lincolnshire’s Conservation Areas and for shops, which occupied the ground floor of listed buildings.  It would assist both the council and its communities in controlling inappropriate development and loss of high quality shop fronts.

Cllr Briggs welcomed the report and stated that he was pleased this document had been produced as there has never been a guidance note available previously, and it was particularly important in conservation areas.

Cllr Collinson also welcomed the report, although he felt it would be useful to have a similar document for all shop fronts and not just for those located within a conservation area.

Resolved – That the North Lincolnshire Shop Front Design Guide to be used as a guidance document alongside the LDF Core Strategy and Saved North Lincolnshire Local Plan policies be approved.

Reports