Agenda item

Proposal: Erection of 250 dwellings with landscaping, open space and associated works

Location: Land on the north side of Somerby Hill (A52) / Bridge End Road, Grantham

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions and completion of a Section 106 Agreement.

Proposal: Erection of 250 dwellings with landscaping, open space and associated works

Location: Land on the north side of Somerby Hill (A52) / Bridge End Road, Grantham

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions and completion of a Section 106 Agreement.

 

Noting comments in the public speaking session by:

 

Londonthorpe & Harrowby Parish Council     Cllr Alan Bowling (Vice-Chairman)

Against                                                Malcolm Swinburn

Agent                                                  Richard West

 

Together with:

 

·       Provisions within SKDC Local Plan 2011-2036, Lincolnshire Minerals and Waste Local Plan: Core Strategy and Development Management DPD, Design Guidelines for Rutland and South Kesteven Supplementary Planning Document, National Planning Policy Framework (NPPF) and South Kesteven Local Plan Review 2021-2041.

·       Comments received from Anglian Water.

·       No comments received from Cadent gas.

·       Comments received from Grantham Active Travel Campaign.

·       No comments received from Grantham Civic Society.

·       Comments received from Heritage Lincolnshire.

·       Comments received from Lincolnshire County Council (Education).

·       Comments received from Lincolnshire County Council (Highways & SuDS).

·       No comments received from Lincolnshire County Council (Minerals).

·       No comments received from Lincolnshire Fire and Rescue.

·       Comments received from Lincolnshire Wildlife Trust.

·       No comments received from National Grid.

·       Comments received from National Highways.

·       No comments received from Natural England.

·       Comments received from NHS Lincolnshire ICB.

·       Comments received from London and Harrowby Without Parish Council.

·       Comments received from SKDC Planning Policy Officer – Affordable Housing.

·       Comments received from SKDC Environmental Protection.

·       No comments received from SKDC Principal Urban Design Officer.

·       Comments received from SKDC Tree Consultee.

 

During questions to Public Speakers, Members commented on:

 

Whether there was evidence of need for accommodation for elderly individuals, as lack of single-storey dwellings was noted.

 

The age profile of South Kesteven had increased by 28% for the elderly population.

 

Clarification was sought around concerns of drainage and whether Anglian Water had addressed any concerns. 

 

Members queried the ‘natural spring’ that had been outlined by a Public Speaker.

 

The Planning Officer confirmed that a ‘natural spring’ had not been highlighted as part of any investigations or discussions of the site.

 

A query was raised regarding Highways and whether the Parish Council had made any proposals in terms of the speed limit.

 

It was confirmed that the original outline planning permission was approved, the application included a ‘ghost island turning’, however, this application proposed a standard T-junction, which Lincolnshire County Council Highways were satisfied with.

 

It was clarified that no matters on the appeal decision related to the access or any highways objection.

 

Whether the Public Speaker had any concerns of the proposed access on Somerby Hill. They confirmed their Highways concern was mainly around the build-up in traffic on South Parade, Grantham.

 

One Member queried why the Applicant did not consider the inclusion of single-storey bungalows.

 

The Agent confirmed that the proposed dwellings were accessible and adaptable meaning they met certain standards.

 

It was queried whether any safety issues had been identified with a deep attenuation basin proposed.

 

The Agent clarified that the basin would be protected with suitable boundary treatments and knee rails.

 

Whether the affordable homes would be indistinguishable in material and design to the rest of the dwellings.

 

It was confirmed that market and affordable houses would be indistinguishable from one another.

 

One Member queried why the entry access to the site had been changed from a slip road to a T junction.

 

It was highlighted that Highways had requested the road narrowing and the segregated footway and cycleway as a result of wider proposals along Somerby Hill to narrow the entire carriageway. The original right hand turning was due to vehicle speeds at present, whoever, once the speed limit had been altered, congestion was less likely.

 

It was confirmed that affordable homes would be arranged in clusters of a maximum of 16 dwellings.

 

Whether any inspection of the site showed a ‘natural spring’ from the Agent’s point of view.

 

It was clarified that the ‘natural spring’ in question was further North to the proposed site and would not affect this application.

 

Clarification was sought on which boundary treatments would be retained on the site.

 

Concern was raised on the brightness of the security lights from the Barracks, Grantham and whether any mitigation had been put in place for possible future residents of the site.

 

It was confirmed that existing hedgerow would be retained, apart from vehicular and pedestrian accesses.

 

An assessment of lighting from the Barracks, Grantham had not yet been completed, however, this would be completed before the site was occupied.

 

During questions to Officers and debate, Members commented on:

 

·       Concern was raised on water management of the site.

 

The Planning Officer clarified that extensive discussions had taken place with the Lead Local Flood Authority. Drainage arrangements had been deemed suitable and sustainable urban drainage systems would be used.

 

A detailed condition was included by Lincolnshire County Council in terms of surface water. Anglian Water had been consulted on foul water drainage and any concerns would have been requested and/or conditioned, they were satisfied with the proposal.

 

One Member queried the EV charging plan and when it would be received.

 

A condition on an EV charging plan included a trigger point, whereby a developer had to provide the information above damp proof course. If the condition was not fulfilled by that point, the matter would be subject to enforcement action. 

 

Further concern was raised on the mix and range of properties.

 

It was clarified that there was no policy requirement for developers to provide bungalows. The current policy obligation outlined provisions for elderly living in terms of wider doors, level access etc.

 

Pre-application conversations included investigation of the local need of bungalows.

 

Concern was raised on comments made by Lincolnshire County Council (Education), where they had stated that a 2-mile and 3-mile radius walking distance was suitable for primary and secondary school children,

 

It was requested whether updated comments and survey results from Lincolnshire Wildlife Trust had been received.

 

An initial wildlife survey had been completed; the Wildlife Trust had requested a further survey be carried out. The Wildlife Trust had obtained a holding objection to the proposal based on the results of the survey on net gain.

 

A condition was included that a financial contribution be included on upgrading the junction on Gainsborough corner, Grantham. There was sufficient capacity at the junction for this development at present.

 

It was queried whether a condition could be included on Highways for safety reasons.

 

The Planning Officer clarified that the evidence shown on the modelling from Lincolnshire County Council was that the junction was capable of accommodating 500 dwellings, until it reached a point of severe. A point of severe would be when flows of traffic were exacerbated beyond peak times.

 

It was noted that there may be a shortage of education facilities for children in the particular area where the development was proposed.

 

Lincolnshire County Council (Education) had engaged with the Council on school place need and demand. In terms of the wider Southern Quadrent area of Grantham, discussions had included possible provisions for primary, secondary and sixth form education.

 

Further concern was raised on light pollution received from the Barracks, Grantham.

 

A query was raised on whether there was ongoing maintenance of the acoustic fencing.

 

An amendment was proposed, seconded and AGREED in relation to condition 16 (acoustic mitigation implementation) whereby, the maintenance of acoustic mitigation be maintained for the life-time of the development.

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions and completion of a Section 106 Agreement:

 

Time Limit for Commencement

 

1)    The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

 

Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended).

 

Approved Plans

 

2)    The development hereby permitted shall be carried out in accordance with the following list of approved plans:

 

a.    Proposed Planning Layout (Ref: EMxxx-PD-021)

b.    Proposed Materials Plan (Ref: N1971/600/Rev E)

c.     Proposed Boundary Treatment Plan (Ref: N1971/700/Rev E)

d.    Proposed Soft Landscaping Plans (Ref: GL272/01D)

e.    Proposed Soft Landscaping Plans (Ref: GL272/02D)

f.      Proposed Soft Landscaping Plans (Ref: GL272/03D)

g.    Proposed Soft Landscaping Plans (Ref: GL272/04D)

h.    Proposed Soft Landscaping Plans (Ref: GL272/05D)

i.      Proposed LEAP Plan (Ref: GL2072/06B)

j.      Proposed Landscape Plans – Street Typologies (Ref: GL2072/07A)

k.     House Type Pack – Market Housing and Affordable Housing (received 22 January 2024)

 

Unless otherwise required by another conditions of this permission.

 

Reason: To define the permission and for the avoidance of doubt.

 

Before the Development is Commenced

 

Archaeological Investigation

 

3)    Before the development hereby permitted is commenced, a written scheme of archaeological investigation shall have been submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, the archaeological investigations shall be completed in accordance with the approved details.

 

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy EN6 of the adopted South Kesteven Local Plan.

 

Construction Management Plan

 

4)    No development, including demolition of buildings hereby approved, shall take place until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan and Statement shall include measures to mitigate the adverse impacts during the construction stages of the permitted development and shall include:

 

a.    The phasing of the development, including access construction

b.    The on-site parking of all vehicles of site operatives and visitors

c.     The on-site loading and unloading of all plant and materials.

d.    The on-site storage of all plant and materials used in constructing the development.

e.    Dust suppression measures

f.      Wheel washing facilities

g.    A strategy stating how surface water runoff on and from the development will be managed during construction, and protection measures for any sustainable drainage features. This should include drawing(s) showing how the drainage systems (temporary or permanent) connect to an outfall (temporary or permanent) during all construction works.

h.    A detailed phasing plan and timetable for the development, including the build routes.

 

The Construction Management Plan and Method Statement shall be strictly adhered to throughout the construction period.

 

Reason: In the interests of the residential amenity of the neighbouring properties.

 

Drainage Strategy

 

5)    Before the development hereby permitted is commenced, a scheme for the treatment of surface water drainage shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall:

 

a.    Be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development;

b.    Provide flood exceedance routing for storm events greater than the 1 in 100 year event;

c.     Provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within he development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site;

d.    Provide attenuation details and discharge rates which shall be restricted to 2.0 litres per second;

e.    Provide details of the timetable for and any phasing of the implementation for the drainage scheme; and

f.      Provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

Thereafter, no dwelling shall be occupied until the approved scheme has been completed or provided on site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full, in accordance with the approved details.

 

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, or upstream of, the permitted development.

 

Hedgerow and Tree Protection Plan

 

6)    No works or development shall take place until a final, detailed arboricultural method statement and protection plan for the protection of the retained trees and hedgerows has been submitted to, and approved in writing by, the Local Planning Authority. The method statement and plan shall meet with the standards set out in the BS5837:2012.

 

The protection scheme and plan shall be completely implemented prior to site preparation, clearance and building works starting on site and not removed until entirely complete. The protection scheme must include details of all trees and hedgerow to be retained and positioning of protection fencing and ground covers to create construction exclusion zones. No retained tree or hedgerow shall be cut down, uprooted, or destroyed, nor shall any retained tree or hedgerow be pruned in any manner without the prior writing approval of the Local Planning Authority.

 

          Reason: In the interests of visual amenity and for the avoidance of doubt.

 

Estate Road Phasing Plan

 

7)    Prior to the development hereby permitted is commenced, an Estate Road Phasing and Completion Plan shall be submitted to, and approved in writing by the Local Planning Authority. The Plan shall set out how the construction of the development will be phased and standards to which the estate roads on each phase will be completed during the construction period of the development.

 

Thereafter, the development shall be undertaken in accordance with the approved details.

 

Reason: To ensure that a safe and suitable standard of vehicular and pedestrian access is provided for residents throughout the construction period of the development.

 

During Building Works

 

EV Charging Points Plan

 

8)    No development above damp-proof course shall take place until a plan detailing the location of electric vehicle charging points, as required by Local Plan Policy SB1, has been submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, the approved electric vehicle charging points shall be installed prior to first occupation of the dwellings hereby permitted.

 

Reason: To ensure the development mitigates against and adapts to climate change in accordance with Policy SB1 of the adopted South Kesteven Local Plan.

 

Construction Hours

 

9)    Construction work on site shall only be carried out between the hours of 0730 and 1800 Monday to Friday, and 0900 to 1300 on Saturdays. Construction work shall not be carried out on Sundays or Public Holidays; unless otherwise agreed in writing by the Local Planning Authority.

 

The term “construction work” shall include all mobile and fixed plant and machinery, radios and the delivery of materials.

 

Reason: To minimise noise impacts on the adjacent residential dwellings.

 

Ecological Mitigation

 

10) All works on site, including construction and delivery works, shall be carried out in accordance with the recommendations contained within the Preliminary Ecological Appraisal (FPCR) (June 2023).

 

Reason: In the interests of best ecological practice and in accordance with Policy EN2 of the adopted Sout Kesteven Local Plan.

 

Bat and Bird Roosting Boxes

 

11) No development above damp-proof course shall take place until a scheme for the installation of bat roosting boxes and bird roosting boxes has been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall be in broad accordance with the recommendations contained with the Preliminary Ecological Appraisal (FPCR) (June 2023).

 

Thereafter, the approved scheme shall be installed on site prior to first occupation of the development hereby permitted, and shall be retained for the lifetime of the development.

 

Reason: In the interests of best ecological practice and in accordance with Policy EN2 of the adopted Local Plan.

 

Previously Unidentified Contamination

 

12) Should the developer, during excavation and construction works of the approved development site, find any area where it is suspected that the land is contaminated, then all works must stop and the Local Planning Authority notified immediately. An investigation and risk assessment must be undertaken and, where remediation is necessary, a remediation scheme must be prepared in accordance with current good practice and legislation, and submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved remediation scheme shall be implemented in accordance with the approved details.

Following the completion of measures identified in the approved remediation scheme, a verification report must be prepared, which is subject to the approval in writing by the Local Planning Authority prior to the first occupation of the dwellings hereby permitted.

 

Reason: Previous activities associated with the site may have caused, or had the potential to cause, land contamination and to ensure that any site investigation and remediation will not cause pollution, in the interests of the amenities of future residents and users of the development; and in accordance with Local Plan Policy EN4 (Pollution Control).

 

Materials Specification

 

13) Before any of the works on the external elevations of the dwellings hereby permitted are begun, a detailed specification of the materials (including colour of any render, paintwork or colourwash) to be used in the construction of the external surfaces of the dwellings shall have been submitted to and approved in writing by the Local Planning Authority. Details shall be in broad accordance with the following approved plan: Proposed Materials Plan (Ref: N1971/600/Rev E).

 

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Finished Floor Levels

 

14) Before any development above foundation level is commenced, plans showing the existing and proposed land levels of the site (including spot heights, contours and finished floor levels of all buildings) with reference to an off-site datum point, shall have been submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, the development shall be carried out in accordance with the approved details and the site levels completed as approved in accordance with the approved Phasing Plan and Timetable required by Condition 4 above.

 

Reason: In the interests of the visual amenity of the area, and in accordance with Policy DE1 of the adopted South Kesteven Local Plan 2011-2036.

 

Before the Development is Occupied

 

Sustainable Building

 

15) Prior to the occupation of each dwellings herby approved, works shall be undertaken to conform with the sustainable building measures detailed in the approved Energy Strategy Statement (Briary Energy) (Dated June 2023).

 

Reason: To ensure the development mitigates against and adapts to climate change in accordance with Policy SB1 of the adopted South Kesteven Local Plan.

 

 

 

 

Acoustic Mitigation Implementation

 

16) Before any dwellings hereby permitted is occupied, the scheme for acoustic mitigation as detailed in the Noise Report (Sharps Acoustics) (June 2023) shall have been completed in full.

 

Thereafter the acoustic mitigation shall be maintained and retained in full for the lifetime of the development.

 

Reason: To ensure that future residents of the development benefit from an appropriate level of amenity in accordance with Policy DE1 and EN4 of the adopted South Kesteven Local Plan.

 

Noise Validation Testing

 

17)Before any dwelling hereby permitted is occupied, a verification report that scientifically and technically demonstrates the effectiveness of the noise remediation scheme, as required, shall be submitted to and approved in writing by the Local Planning Authority.

 

Reason: To protect the residential amenity of future occupiers of the development.

 

Estate Road Junction

 

18) Before any part of the development is occupied, all of that part of the estate road and associated footways that forms the junction with Somerby Hill / Bridge End Road, and which will be constructed within the limits of the public highways, shall be laid out and constructed to finished levels in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority.

 

Reason: In the interests of safety, to avoid the creation of pedestrian trip hazards within the public highway from surfacing materials, manholes and gullies that may otherwise remain for an extended period at dissimilar, interim construction levels.

 

Travel Plan

 

19) Before any dwelling hereby permitted is occupied, the measures contained in the Residential Travel Plan (ADC Infrastructure) (Ref: ADC2970-RP-C) shall be implemented in accordance with the timetable contained within he approved document and shall continue to be implemented for as long as any part of the development is occupied.

 

Reason: In order that the permitted development conforms to the requirements of the National Planning Policy Framework, by ensuring that access to the site is sustainable and that there is reduced dependency on the private car for journeys to and from the development.

 

Materials Implementation

 

20) Before the dwellings hereby permitted are first occupied, the external materials must have been completed in accordance with the approved external materials details.

 

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Hard Landscaping Implementation

 

21) Before any part of the development hereby permitted is occupied, all hard landscaping works shall have been completed in accordance with the approved details.

 

Reason: Hard landscaping makes an important contribution to development and its assimilation with its surroundings, and in accordance with Policy DE1 and EN6 of the adopted South Kesteven Local Plan.

 

Boundary Treatments Implementation

 

22) Before each dwelling hereby permitted is occupied, the works to provide the boundary treatments relating to that part of the development shall have been completed in accordance with the approved boundary treatment scheme.

 

Reason: To provide a satisfactory appearance to any boundary treatments and by screening rear gardens from public view, in the interests of the privacy and amenity of the occupants of the proposed and neighbouring dwellings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Landscape and Ecological Management Plan

 

23) Before any part of the development hereby permitted is occupied, a Landscape and Ecological Management Plan shall have been submitted to and approved in writing by the Local Planning Authority. The plan shall include:

 

a.    Long term design objectives

b.    Management responsibilities; and

c.     Maintenance schedules for all landscaped areas, other than privately owned, domestic gardens.

 

Reason: Soft landscaping makes an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 and EN2 of the adopted South Kesteven Local Plan.

 

Ongoing

 

Accessible and Adaptable Dwellings

 

24) The dwellings identified as being Accessible and Adaptable in line with the standards set out in Part M4(2) of the Building Regulations on the approved Planning Layout, shall be completed in accordance with the approved details and shall thereafter be retained as such for the lifetime of the development.

 

Reason: To ensure the development meets the needs of all potential future occupiers in accordance with Policy DE1 of the Local Plan.

 

 

 

Soft Landscaping Implementation

 

25) Before the end of the first planting / seeding season following the first occupation of the development hereby permitted, all soft landscaping works shall have been carried out in accordance with the approved soft landscaping works.

 

Reason: Soft landscaping makes an important contribution to the development and its assimilation with its surroundings, and in accordance with Policy DE1 and EN6 of the adopted South Kesteven Local Plan.

 

Soft Landscaping Protection

 

26)Within a period of five years from the first occupation of the final dwelling / unit of the development hereby permitted, any trees or plants provided as part of the approved soft landscaping scheme, that die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced in the first planting season following any such loss with a specimen of the same size and species, unless otherwise agreed by the Local Planning Authority.

 

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscaping, in accordance with the approved designs and in accordance with Policy DE1 and EN2 of the adopted South Kesteven Local Plan.

 

Compliance with LEMP

 

27)Following the first occupation of the final dwelling hereby permitted, the approved Landscape and Ecological Management Plan shall be adhered to in full, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: Soft landscaping make an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 and OS1 of the adopted South Kesteven Local Plan.