Democracy | Planning Committee

Planning Committee – 18 November 2015

Chair: Councillor N Sherwood
Venue: The Council Chamber, Civic Centre, Scunthorpe
Time: 2.00 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 21 October 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. Revised Scheme of delegation for determining planning and associated applications.

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: – Councillor N Sherwood (Chairman).

Councillors Allcock (Vice-Chairman), Bainbridge, Carlile, Collinson, England, L Foster, Glover, Longcake and C Sherwood.

Councillors Briggs, T. Foster, Hannigan, Mumby-Croft, Poole and Rose attended the meeting in accordance with Procedure Rule 1.37 (b).

The committee met at the Civic Centre, Scunthorpe

1694 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 a personal and prejudicial interest: –

Member (s)	Minute	Application (s)	Nature of Interest
Councillor Allcock	1696 (i)	2015/0384	Knew the applicant, objector and the agent.

The following members declared personal interests: –

Member	Minute	Applications	Nature of Interest
Councillor Allcock	1697(ii)	2015/0387	Member of the Campaign for the Protection Rural England. (CPRE)
	1698 (i)	2015/0930	Member of the Isle of Axholme and North Nottinghamshire Water Management Board. Member of the CPRE.
	1698 (viii)	2015/1082	Member of the Isle of Axholme and North Nottinghamshire Water Management Board. Member of the CPRE.
	1698 (ix)	2015/1099	As above
Councillor England	1697 (i)	2015/0114	Knew the landowner

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

Member	Minute	Applications	Nature of Interest
Councillor Briggs			Member of the Humberside Fire Authority. Isle of Axholme & North Nottinghamshire Water Board. Ongo Community Board.
Councillor Rose	1697 (i)	2015/0114	Chair CPRE Northern Lincolnshire.
	1697 (ii)	2015/0387	As above.
	1698 (i)	2015/0930	As above.
	1697 (iii)	2015/0434	As above.

The following members declared that they had been lobbied: –

Member (s)	Application (s)	Minute
Councillor’s, Allcock, Bainbridge, Briggs, Collinson, England, Glover, Hannigan Longcake, Mumby-Croft, Rose, C Sherwood and N Sherwood	2015/0387	1697 (ii)
Councillor Carlile	2015/0387 2015/1040	1697(ii) 1697 (vi)
Councillor L Foster	2015/0387 2015/1040	1697 (ii)1697 (vi)
Councillor T. Foster	2015/0387 2015/0114	1697 (ii)1697 (i)
Councillor Poole	2015/0387 2015/0114	1697 (ii)1697 (i)

1695 MINUTES – Resolved – That the minutes of the proceedings of the meeting held on 21 October 2015, having been printed and circulated amongst the members, be taken as read and correctly recorded and be signed by the chairman.

1696 (19) APPLICATIONS DEFERRED FROM PREVIOUS MEETING – In accordance with the decisions at previous meetings, members had undertaken site visits on the morning of the meeting. The Head of Development Management submitted reports and updated them orally.

(Councillor Allcock, having declared a personal and prejudicial interest left the meeting for consideration of the following item – Minute 1696 (i) refers).

(i) 2015/0384 Mr & Mrs Smithey for planning permission to erect a replacement dwelling (including demolition of existing dwelling) at Workshop, 21 Springs Gardens, Thinholme Lane, Westwoodside, Haxey.

The agent for the application informed the committee that this application was deferred at the last meeting of the Planning Committee to enable members to visit the site prior to making a decision. The agent also indicated that the application was within the development limit and would cause no loss of amenity to the area.

An objector raised concerns over the business aspect of the property and the potential for increased vehicle movement, in particular more frequent deliveries from large commercial vehicles. They were also concerned that the proposal did not comply with policies CS5 and DS1 due to the impact on the amenity.

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

Councillor Allcock returned to the meeting.

1697 (20) MAJOR PLANNING APPLICATIONS – The Head of Development Management submitted reports 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) 2015/0114 Rochester 005 Limited for planning permission to install standalone solar photovoltaic modules and associated infrastructure including underground electric cable connection to national grid along A18 and A1029, on storage land, Raventhorpe Lodge, access road in Raventhorpe Lodge depot, Holme.

The Head of Development Management updated the committee and informed it that there were some minor modifications to conditions 16 and 21 listed in the report.

The agent for the application informed the committee that this application was previously deferred on the grounds that members wanted to see some community benefits secured as part of the scheme. He indicated that the applicant had now offered to build a bridge over the Bottesford Beck, and a one-off payment of £1,000 per mega-watts to Holme Parish Council, payable on commissioning of the solar farm.

Cllr Poole informed the committee that the Bridge would be in the parish of Holme, and that Holme Parish Council along with many residents were 100% opposed to any bridge being erected.

Cllr T Foster also had concerns with regards to the visible impact this application would have, and stated that he saw no value in erecting the proposed bridge.

Cllr Rose reiterated Cllr Fosters comments and raised concerns about the disruption and detriment to wildlife in the area.

Cllr Allcock referred to the site visit that took place prior to the planning committee meeting and raised concerns about the impact of the proposed bridge. However, more importantly he was concerned with the use of grade 3B productive agricultural land in the countryside that is contrary to the National Policy Framework.

Resolved – That permission be refused for the following reasons:

The proposed development, on its own and in combination with other photovoltaic farms, will have an adverse effect on the character and appearance of the area and as such is contrary to saved policies DS1, DS21, RD2 and LC7 of the North Lincolnshire Local Plan 2003.
Insufficient evidence has been submitted to demonstrate and justify why the proposal utilises, for the most part, productive agricultural land. The proposal is thus contrary to the National Planning Policy Framework, Planning Practice Guidance on Renewable Energy and policy CS2 of the North Lincolnshire Core Strategy.

Informative In determining this application, the council, as local planning authority, has taken account of the guidance in paragraphs 186 and 187 of the National Planning Policy Framework in order to seek to secure sustainable development that improves the economic, social and environmental conditions of the area, however in this case the development cannot be made acceptable.

(ii) 2015/0387 MTS Manton Manor Solar Ltd for planning permission for the installation of ground-mounted solar array with associated services and infrastructure at Manor Farm, access roads in Manor Farm, Manton.

The Head of Development Management updated the committee and informed it that there was an amendment to the information contained in the report, and also informed it that 53 % of the land was grade 3A and 47% was grade 4, and that the drainage objection listed in the report had now been withdrawn.

Various speakers spoke in support of this application indicating that it would provide more green energy making a contribution to greener renewables that was a vital part of the Government’s policy with minimal loss of low grade agricultural land. Also, that it would provide more employment opportunities for the area along with a community benefit fund, the upgrading to bridleways and providing additional public rights of way.

A number of residents raised their concerns with the application and the effect it would have on the view of the area and the possible devaluation of local property. They also felt that the land could be used better for agricultural land and growing crops, and were concerned for the impact it would also have on the local wildlife and habitats in the area.

Cllr Poole also raised concerns about the visual impact it would have on the area, the disturbance to walkers and horse riders using the public rights of way and bridleways.

Cllr Foster attended the meeting in support of local residents reiterating their concerns with regard to the visual impact the proposal would have on the area.

Cllr Rose stated that the council had a responsibility to preserve the countryside and the wildlife in an area that is currently very attractive, and felt that the weight of local views should be taken into consideration.

Cllr Allcock reiterated his concerns regarding the use of agricultural land for such purposes.

Cllr Collinson and Cllr Bainbridge supported the application as they felt it would provide enhance facilities for local walkers and horse riders, and provide greener energy in the area.

Resolved – That planning permission be refused for the following reasons:

The proposed development will have an adverse effect on the character and appearance of the area and as such is contrary to saved policies DS1, DS21, RD2 and LC7 of the North Lincolnshire Local Plan 2003.
Insufficient evidence has been submitted to demonstrate and justify why the proposal substantially utilises grade 3A agricultural land contrary to the National Planning Policy Framework, Planning Practice Guidance on Renewable Energy and the council’s Draft Supplementary Planning Document. The proposal is therefore unacceptable and would result in the loss of land which should be used for agriculture.

(iii) 2015/434 INRG (Solar Park) 21 Ltd for planning permission for installation of ground-mounted solar arrays with transformer stations, internal access track, biodiversity improvements, landscaping, security fencing, security measures, access gate, temporary construction compound and ancillary infrastructure on land adjacent to Flixborough Industrial Estate, Stather Road, Flixborough.

The landowner informed the committee that this was poor agricultural land that had been less productive over the last ten years, and that this application would improve the financial viability of the business in future years. He also indicated that it would help with local land drainage and bio-diversity within the area.

The applicant stated that there was a massive requirement for additional electricity in the UK, and that this application would provide greener renewable energy within the area. He also indicated that a financial payment would be made to the Parish Council.

Cllr Allcock reiterated his concerns regarding the use of good quality land in the open countryside and therefore could not support the application.

Resolved – That planning permission be refused for the following reasons:

Insufficient evidence has been submitted to demonstrate and justify why the proposal uses best and most versatile agricultural land contrary to the National Planning Policy Framework, Planning Practice Guidance on Renewable Energy and the council’s Draft Supplementary Planning Document. The proposal is therefore unacceptable and would result in the loss of valuable land which should be used for agriculture.

(iv) 2015/0942 North Wharf Solar Farm Ltd for planning permission for installation of circa 5.96MW ground-mounted photovoltaic solar arrays with transformer stations, internal access track, biodiversity improvements, landscaping, security fencing, security measures, access gate, temporary construction compound and ancillary infrastructure on fields north of Ferry Road West, Flixborough.

The Head of Development Management updated the committee and informed them that the applicant had asked for the application to be deferred. However, he felt that the committee had sufficient information before them to be able to make a decision on the application.

Cllr Allcock stated that it was again unacceptable use of good quality land and therefore the application should be refused.

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

(v) 2014/1178 European Property Acquisition Ltd for outline planning permission for residential development and associated works at land off Burnside, Broughton.

The committee heard from various speakers who were against the application. They raised various concerns about the problems it would cause for local residents, especially the increase in traffic using the junction of Brooklands and Burnside which they already felt was a dangerous junction, and access via Burnside was very narrow. They also stated that this was already a very busy area with many elderly residents, and another 29 houses would make it even more dangerous with all traffic entering and leaving the same entrance. They felt that the application would be better re-submitted with access out of Appleby Lane.

Cllr Glover supported the residents’ concerns and also felt that this application in its current form would cause considerable traffic problems.

Cllr Mumby-Croft stated that she had received a large volume of concerns from local residents, and also felt that the additional traffic could be a disaster for the area, particularly with many of them being elderly residents. She highlighted the issue that Brooklands Avenue was not suitable for more traffic and that the application should be refused unless an alternative access route could be sought.

Cllr Collinson stated that he could see that the traffic access was a stumbling block on this application but the Highways department did not see a problem with it, but having listened to the concerns raised felt it should be refused in its current form.

Councillor L Foster indicated that he had some concerns with the local residents and the quality of life they would have if this application was approved in its present form.

Cllr Bainbridge agreed with previous speakers of the committee and felt it would be better if access could be sought from a different avenue.

Resolved – That outline planning permission be refused for the following reasons:

Refused on the grounds that the access arrangements are not considered satisfactory to accommodate the level of development proposed and if approved would be likely to have an adverse effect on road safety and on the residential amenities of the occupiers of existing dwellings. The proposal is thus contrary to saved policy T2 of the North Lincolnshire Local Plan 2003.

(vi) 2015/1040 North Lincolnshire Homes for planning permission to erect 20 affordable houses including access road, car parking and visitor car parking at land west of Bridgewater Road, Scunthorpe.

The agent for the application informed the committee that prior to the application being submitted a public consultation event had taken place, and where possible issues raised had been incorporated into the scheme.

Two local residents addressed the committee to raise their concerns particularly in relation to the increase in traffic, especially to the back of the houses and around the area of the nursing home.

Cllr L Foster accepted that there was a need for low cost social housing in the area. However, the increase in traffic would be a problem in this area, especially with regard to the amount of emergency vehicles that had to visit the high dependency unit on a frequent basis. Taking this into consideration he thought it would be beneficial for the committee to have a site visit before determining the application.

Cllr Carlile informed the committee that very few people were against the application and the majority of concern was associated with the possible access and parking problems.

Moved by Councillor C Sherwood and seconded by Cllr Allcock –

That the planning permission be granted subject to traffic calming measures being introduced.

Motion Lost

Moved by Councillor L Foster and seconded by Cllr Carlile –

That a decision on this application be deferred until a future meeting to allow the committee to have a site visit.

Motion Carried

1698 (21) 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) 2015/0930 Mr A Lister for planning permission for installation of ground-mounted PV (solar) panels, land at Newlands Farm, Blackdyke Road, Epworth.

Cllr Rose raised concerns on behalf of local residents, mainly regarding the cumulative impact and visual effect they would have on the area, and the fact that solar panels would be out of character within this setting.

Cllr Allcock informed the committee that this was grade 1 agricultural land and should not be used for solar farm energy.

Resolved – That planning permission be refused for the following reasons:

Insufficient evidence has been submitted to demonstrate and justify why the proposal uses best and most versatile agricultural land contrary to the National Planning Policy Framework, Planning Practice Guidance on Renewable Energy and the council’s Draft Supplementary Planning Document. The proposal is therefore unacceptable and would result in the loss of valuable land which should be used for agriculture.

(ii) 2015/1165 JFD Hargreaves Ltd for planning permission for the installation of ground-mounted PV (solar) panels at Frogmore Farm, Thornton Road, Thornton Curtis.

The agent for the application indicated that this was a very small scale solar farm and would only be using a quarter of an acre of land. He also informed the committee that this electricity would supply the majority of that needed at the farm, making it much more sustainable for the future.

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

(iii) 2014/1426 Mr T Matthews for outline planning permission for residential development with all matters reserved for subsequent approval at land to the rear of 38 Ville Road, Scunthorpe.

Cllr C Sherwood had concerns with this application, mainly the access leading straight out onto the Queensway, and felt it would be beneficial for the committee to have a site visit before making a decision on the application.

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

(iv) 2015/0528 Mr M Robinson for planning permission to erect three dwellings at Silver Street, Barnetby-le-wold.

The Head of Development Management updated the committee and informed them that if this application was to be approved additional conditions would need to be applied to the archaeology and drainage aspects.

The agent for the application highlighted that planning permission for this site had previously been granted but had subsequently expired, and that this current application was identical to what had been previously proposed.

Resolved – That planning permission be granted subject to the completion of a Section 10 agreement, in accordance with the recommendations within the report and the following additional conditions.

No development shall take place until a sustainable method of drainage for the disposal of foul and surface water has been submitted to and agreed in writing with the local planning authority and none of the dwellings hereby approved shall be occupied until the development is connected to the approved drainage system.

Reason This condition is imposed for the avoidance of doubt, to ensure that the development is served by a sustainable method of drainage and in accordance with policy DS1 of the North Lincolnshire Local Plan.

No development shall take place until an archaeological mitigation strategy, as defined in a brief prepared by the North Lincolnshire Historic Environment Record, has been submitted to and approved in writing by the local planning authority. The strategy shall include details of the following:

(i) measures to ensure the preservation by record of archaeological features of identified importance

(ii) methodologies for the recording and recovery of archaeological remains including artefacts and ecofacts

(iii) post-fieldwork methodologies for assessment and analyses

(iv) report content and arrangements for dissemination, and publication proposals

(v) archive preparation and deposition with recognised repositories

(vi) a timetable of works in relation to the proposed development, including sufficient notification and allowance of time to ensure that the site work is undertaken and completed in accordance with the strategy

(vii) monitoring arrangements, including the notification in writing to the North Lincolnshire Historic Environment Record of the commencement of archaeological works and the opportunity to monitor such works

(viii) a list of all staff involved in the implementation of the strategy, including sub-contractors and specialists, their responsibilities and qualifications.

Reason To comply with policy HE9 of the North Lincolnshire Local Plan because the site is of archaeological significance.

The archaeological mitigation strategy shall be carried out in accordance with the approved details and timings, subject to any variations agreed in writing by the local planning authority.

Reason To comply with policy HE9 of the North Lincolnshire Local Plan because the site is of archaeological significance.

A copy of any analysis, reporting, publication or archiving required as part of the mitigation strategy shall be deposited at the North Lincolnshire Historic Environment Record within six months of the date of completion of the development hereby approved by this permission or such other period as may be agreed in writing by the local planning authority.

Reason To comply with policy HE9 of the North Lincolnshire Local Plan because the site is of archaeological significance.

(v) 2015/00723 JFD Hargreaves Ltd for planning permission for 170kWp solar PV installation at Low Farm, Thornton Road, Thornton Curtis.

The agent for the application stated that this was grade 2 land on a very small scale, using the minimum amount of space possible, and would provide a considerable amount of electricity to the farm yard.

Cllr Allcock informed the committee that he was against this application as it was on good quality grade 2 agricultural land, and should not be used for this purpose.

Cllr L Foster highlighted that this was a very small piece of land under consideration, and the electricity generated would be very beneficial to this business.

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

(vi) 2015/0811 The Co-Operative Group for planning permission for side/rear extension and provision of new entrance, ATM, bollards and plant area for change of use of premises as A1 retail unit at First & Last public house, 11a Station Road, Kirton-in-Lindsey.

The agent for the application addressed the committee explaining the change of use to retail premises that was previously a public house and currently stood vacant. He indicated that it would be easy to change the use as it was previously a public facility, and there was already sufficient entrances/exists to allow vehicles to deliver and park.

Cllr Poole welcomed the application however, he did have concerns with the opening hours and indicated he would like to see these reduced to the hours of 7.30am- 10.30pm out of courtesy to neighbouring residents.

Cllr Allcock supported the application with the amendment to the condition being made on the opening hours as suggested by Cllr Poole.

Resolved – That planning permission be granted in accordance with the recommendations contained within the report, and the following amendment to condition 4 to read

‘…hours of 7.30am and 10.30pm.’

(vii) 2015/0819 Mr P Senior for planning permission to erect a detached dwelling with integral garage at land adjacent to 23 Park Lane, Westwoodside, Haxey.

The applicant informed the committee that every effort had been made to speak to local residents and the parish council to resolve any issues or concerns. He stated that there was no overshadowing issues cause by the proposal, and that there was adequate parking to the front of the property that was raised as some of the concerns by local residents.

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

(viii) 2015/1082 Mr T Watson for planning permission to construct pitched roof over existing flat roof of bungalow and erect an extension to dwelling to include an attached garage at 21 East Lound Road, Haxey.

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

(ix) 2015/1099 Mr A Brough for planning permission to remove the occupancy condition (no.7) of planning application PA/2005/1900 dated 24/11/2005 at Melton Stables, West End Road, Epworth.

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

1699 (22) REVISED SCHEME OF DELEGATION FOR DETERMINING PLANNING AND ASSOCIATED APPLICATIONS – The Director of Places submitted a report seeking approval to refresh the scheme of delegation for determination of planning and associated applications to make it more fit for purpose in dealing efficiently with development proposals.

Resolved – That consideration of this item be deferred.