Agenda item

Proposal: The erection of 10no. dwellings, associated infrastructure and green space

Location: Land Off Brambling Walk, Rippingale, Bourne, PE10 0WB

Recommendation: To authorise the Assistant Director – Planning & Growth to undertake a formal statutory consultation advertising the recommendation to approve planning permission as a departure from the development plan; and

In the event that the formal consultation does not raise any material planning considerations that have not previously been assessed as part of the current process, to authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions and the completion of a Section 106 Agreement

Proposal: The erection of 10no. dwellings, associated infrastructure and green space

Location: Land Off Brambling Walk, Rippingale, Bourne, PE10 0WB

Recommendation: To authorise the Assistant Director – Planning & Growth to undertake a formal statutory consultation advertising the recommendation to approve planning permission as a departure from the development plan; and in the event that the formal consultation does not raise any material planning considerations that have not previously been assessed as part of the current process, to authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions and the completion of a Section 106 Agreement.

Noting comments in the public speaking session by:

Together with:

·       Provisions within SKDC Local Plan 2011-2036, Rippingale Neighbourhood Plan 2023-2036, National Planning Policy Framework (NPPF) and Design Guidelines for Rutland and South Kesteven Supplementary Planning Document.

·       Comments received from Parish Council.

·       Comments received from Environmental Protection.

·       Comments received from Lincolnshire County Council Education.

·       Comments received from Lincolnshire Fire and Rescue.

·       Comments received from Black Sluice Internal Drainage Board.

·       Comments received from Affordable Housing Officer (SKDC).

·       Comments received from Heritage Trust.

·       Comments received from NHS Lincolnshire.

·       Comments received from Anglian Water.

The following comments were made by the public speakers:

-       Flooding was a serious issue within the village. The dyke had regularly burst, and the old sewage system was at maximum capacity. Despite residents raising concerns with the relevant authorities, they had just been provided with sandbags. These repeated instances had demoralised local flood volunteers.

-       The area lacked sufficient amenities and had already seen a 12% increase in size over the previous two years. 

-       The proposed site was situated on high land within the village, adding to sewage overflow during the frequent flooding.

-       Noise, dust, and pollution would impact residents during the development works.

-       A member of the public requested copies of the Development Management Plan should the works go ahead.

-       There was poor highways access to the site.

-       A neighbouring member of the public noted that the separating hedge on the boundary of the site required maintenance within the covenants of his property. He had also built a retaining wall given that the site was situated higher than his garden. A concern was raised as to whether a development so close to the boundary could put pressure on the boundary wall.

-       The agent explained that they were liaising with the lead flood authority and the build programme was scheduled to last for 12 months.

-       The agent also explained that anybody from the village could purchase the dwellings at a discounted rate of 80% market value for perpetuity, and a financial contribution of £54,000 for local education facilities and £9,000 to the NHS Trust for local NHS facilities.

During questions to public speakers, Members commented on the following:

-       It was noted that there was no daily bus service and the nearest medical centre was at Billingborough.

-       After some public speakers claimed there was no need for the additional housing in the village, a Member questioned the public speakers’ basis for this. The speaker said that they had viewed the 2021 census and noted that at least two bedrooms were vacant in 66% of properties in Rippingale.

-       Further detail was sought about the residents correspondence with Anglian Water following the flooding issues. The speaker noted that Anglian Water had replaced a one-way valve but couldn’t guarantee that this would be effective.

-       It was confirmed that there had historically been a well on the site but its location was not known.

-       The agent was asked how the neighbouring gentleman would be able to maintain the bordering hedge, in line with the conditions of his property covenant. The agent explained that a maintenance strip would be left to allow access between the hedge and any potential fencing.

-       Members sought further clarification from the agent about efforts to tackle the flooding issue. The agent confirmed that plans had been submitted to account for drainage water and the issue with the manhole cover which had caused the foul water had been resolved.

-       It was confirmed that the developer believed there was appetite for larger properties within the area.

-       It was queried what environmental efforts had been made within the proposals. The agent confirmed that credits had been gained off-site and the site proposals included open spaces.

Councillors Gloria Johnson and Paul Wood left the Chamber.

During questions to officers and debate, Members commented on the following:

-       It was confirmed that the distance between the garden of the neighbour raising concerns regarding the elevation differences and proximity to his boundary was 0.6 meters.

-       Clarity was sought about the waste storage and collection proposals. The Planning Officer advised that a bin collection point landscaping condition could be included were Members minded to do so.

-       It was noted that the Parish Council had not allocated alternative sites to account for the tilted balance.

-       It was suggested that the current flooding issues needing resolving initially, but the surface water strategy would prevent the proposals from adding to the issue.

-       Members believed the proposals were not in a sustainable location given the lack of amenities with their being no local bus, schools or shops or health care facilities and all travel dependent on cars.

Final decision

It was proposed, seconded and AGREED to authorise the Assistant Director for Planning & Growth to REFUSE planning permission for application S25/2183 for the following reason:

1. The proposed development is located on the edge of Rippingale, a Smaller Village within the Settlement Hierarchy identified in Policy SP2 of the adopted South Kesteven Local Plan. The village has limited services and facilities to meet the day-to-day residents of future occupants of the proposed development and, in the absence of suitable alternative means of sustainable transport, future residents would be reliant on private vehicles. Therefore, the application site is not considered to be a sustainable location for major residential development. The application is therefore contrary to Policy SD1 and ID2 of the adopted South Kesteven Local Plan and Paragraph 110 of the National Planning Policy Framework. The public benefits associated with the provision of 10 dwellings, including affordable housing, would not outweigh the significant and demonstrable adverse impacts associated with the unsustainable nature of the location. 
2. The applicant has failed to enter into a Section 106 Agreement to secure the affordable housing and the education, healthcare and BNG monitoring contributions required to mitigate the impact of the development on local infrastructure as required by Policy ID1 of the adopted South Kesteven Local Plan 2011-2036. 

The resolution also included a delegation to the Assistant Director for Planning and Growth to agree the final wording for the reason for refusal, in consultation with the Chair and Vice-Chair of the Committee.