Agenda item

Application S18/2263

Proposal:               Erection of roadside services to include a petrol filling station with ancillary retail floor space

 

Location:               Land adjacent to the A15/A1175 roundabout, Peterborough Road, Market Deeping

 

Recommendation:That the application is approved conditionally

Minutes:

Proposal:     Erection of roadside services to include a petrol filling station with ancillary retail floor space

 

Location:      Land adjacent to the A15/A1175 roundabout, Peterborough Road, Market Deeping

 

Decision:      To refuse the application contrary to officer recommendations

 

As the application was part-heard and Councillors Bellamy, Cottier, Kaberry-Brown and Selby had not been present when it had been considered previously, they did not participate in discussion or vote on the application.

 

Noting:

 

·         Comments submitted by Market Deeping Town Council and reiterated in the addendum to the initial committee report

·         Comments submitted by Langtoft Parish Council

·         No objection from Lincolnshire County Council Highways and SUDS Support subject to a condition

·         Removal of a previous objection by the Environment Agency leading to no objection from the Environment Agency subject to a condition

·         Support for the proposals from InvestSK

·         No comments from SKDC’s Environmental Protection Services

·         No objections and comments from Heritage Lincolnshire

·         No objection and comments from the Welland and Deeping Internal Drainage Board

·         No objection and comments from Lincolnshire County Council Minerals and Waste Planning

·         Removal of a previous objection by Lincolnshire Fire and Rescue Services

·         Additional work commissioned by the applicant’s agent following the committee meeting on 26 June 2019 in respect of road safety and pedestrian access and demand, including comments from Lincolnshire County Council Highways thereon

·         Representations received as a result of public consultation

·         Provisions within the National Planning Policy Framework and the South Kesteven Core Strategy and supplementary planning documents

·         Site visit observations

·         Comments made by members at the meeting

·         The additional information report from the meeting held on 16 October 2019

·         Comments made during the public speaking session on 26 June 2019

·         Comments made by members on 26 June 2019 and 16 October 2019 when the application was previously considered

 

After the meeting of the Committee on 16 October 2019 at which members decided that they were minded to refuse the application, they were required to submit, within five working days, their reasons for refusal to the Head of Development Management. These were listed in the case officer’s report together with officer comment thereon. The reasons that were suggested included:

 

·         Development of a greenfield site in the open countryside

·         Scale, layout and design

·         The site’s location outside the built-up area

·         The lack of charging points for plug-in or ultra-low emission vehicles

·         The development site was not allocated in the existing or emerging local plan

·         Light pollution in the open countryside

·         The application was out of keeping with its surroundings

 

Of the reasons put forward, officers considered the first three to be most defensible should the decision be appealed, however the officer recommendation remained to approve the application.

 

It was proposed and seconded that the application be refused contrary to officer recommendations for the following reasons:

 

1.         The proposed development would be located on a greenfield site outside the built-up area of Market Deeping within the open countryside.  It would not fall within the categories of development allowed within the open countryside under Core Strategy policy SP1 nor has it been proven that other more sustainable locations within Market Deeping have been fully considered.  The development would be contrary to Core Strategy policy SP1.

2.         The proposed development by virtue of its scale, layout, design and appearance would introduce a significant new element of built development in the open countryside which would be out of keeping with the rural landscape character and appearance of the surrounding area.  The proposed use would be in operation on a 24-hour basis and would introduce an unacceptable level of light pollution into a rural area which would not be mitigated by the proposals which would be detrimental to the visual amenity of the surrounding area.  The development would be contrary to Core Strategy policies EN1 and E1 and National Planning Policy Framework paragraph 127.

3.         The proposed development by virtue of its location, detached from the built-up area, on the northern side of the Market Deeping by-pass and the proposed access arrangements would introduce an unacceptable form of access and egress onto the A15 which would discourage sustainable forms of travel such as walking or cycling.  The development would not provide for electrical vehicle charging points.  The development would be contrary to National Planning Policy Framework paragraphs 84 and 110.

 

As required by the Council’s Constitution, a recorded vote was taken on the proposition:

 

For: Councillors Adams, Bisnauthsing, Dilks, Milnes, Reid, Judy Smith (6)

Against: None

Abstain: Councillors Exton and Jacky Smith

 

The proposition was carried and the application was refused contrary to officer recommendations.

Supporting documents: