Agenda item

Proposal: Outline application for the erection of up to 6 dwellings with associated access and infrastructure

Location: 30 East Street, Rippingale, PE10 0SS

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions.

Proposal: Outline application for the erection of up to 6 dwellings with associated access and infrastructure

 

Location: 30 East Street, Rippingale, PE10 0SS

 

Recommendation: To authorise the Assistant Director of Planning to GRANT planning permission, subject to conditions.

 

There was no public speaking for this application as it had been part-heard at the previous Planning Committee held on 16 May 2024.

 

The Committee noted the following policy considerations:

 

·       South Kesteven Local Plan 2011-2036 Policies (adopted January 2020)

·       RippingaleNeighbourhood Development Plan 2023-2036 Policies (Made May 2023)

·       Design guidelines for Rutland and South Kesteven Supplementary Planning Document (adopted November 2021)

·       National Planning Policy Framework (NPPF) (Published December 2023)

·       South Kesteven Local Plan Review 2021-2041 (Regulation 18 Draft)

 

The following was noted:

 

·       No comments from Anglian Water

·       Comments from Black Sluice Internal Drainage Board

·       Comments from Heritage Lincolnshire

·       Comments from Lincolnshire County Council Highways and SuDS

·       Objections from Rippingale Parish Council

·       Comments from South Kesteven District Council (SKDC) Environmental Protection

·       Representations as a result of publicity

 

Questions were asked of officers and debate between Members ensued. The following information was highlighted:

 

·       The local housing needs assessment looked at a wider view of the area, and took into account issues such as planning permissions amongst other matters. A trend for the local assessment is developed over a longer period of time.

·       This was an outline application for up to 6 dwellings, with the detail coming at the reserved matters stage. If the detail of the six dwellings was too large, then a reduction could be sought at that stage of the application.

·       In response to a question around encouraging younger families to move into settlements, the Planning Officer advised that there were a number of ways in which a younger population could establish themselves within a village. The current application sought to facilitate releasing existing properties for younger people by providing more options for elderly residents to downsize within the village.

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions:

 

 

Time Limit for Commencement

1) The development hereby permitted shall be commenced before the expiration of three years from the date of this permission, or two years from the approval of the last reserved matters, whichever is the latter.

Reason: In order that the development is commenced in a timely manner, as set out in Section 92 of the Town and Country Planning Act 1990 (as amended)

 

Time Limit for Reserved Matters

2) Details of the reserved matters set out below shall have been submitted to the Local Planning Authority for approval within three years from the date of this permission:

i. Access

ii. Appearance

iii. Landscaping

iv. Layout

v. Scale

Approval of all reserved matters shall have been obtained from the Local Planning Authority in writing before any development is commenced.

Reason: To enable the Local Planning Authority to control the development in detail and in order that the development is commenced in a timely manner, as set out in Section 92 of the Town and Country Planning Act 1990 (as amended).

 

Approved Plans

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

a. Site Location Plan (Ref: 22-2581-LP/Rev A)

Unless otherwise required by another condition of this permission.

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

 

Before Development is Commenced

 

Written Scheme of Investigation

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

Thereafter, all works on site shall be carried out in accordance with the approved Written Scheme of Investigation.

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.

 

 

 

 

Biodiversity Management Plan

5) Before the development hereby permitted is commenced, a Biodiversity Management Plan setting out a scheme of measures to manage and mitigate the impacts of the development on ecological features, and deliver a biodiversity net gain shall be submitted to and approved in writing by the Local Planning Authority. The submitted Management Plan shall be in broad accordance with the measures set out within the Ecological Appraisal (Rachel Hacking Ecology) (February 2024).

Thereafter, the measures contained within the approved Biodiversity Management Plan shall be completed prior to first occupation of the development.

Reason: In order to deliver an ecological enhancement as required by Policy EN2 of the adopted South Kesteven Local Plan and Section 15 of the National Planning Policy Framework.

 

Construction Management Plan

6) Before the development hereby permitted is commenced, a Construction Management Plan and Method Statement shall be submitted to and approved in writing by the Local Planning Authority. The Plan and Statement shall indicate measures to mitigate the adverse impact of vehicle activity and the means to manage the drainage of the site during the construction

stage of the permitted development. It shall include:

a. The phasing of the development to include access construction;

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

c. The onsite loading and unloading of all plant and materials;

d. The onsite storage of all plant and materials to be used in constructing the

development;

e. Wheel washing facilities;

f. The routes of construction traffic to and from the site including and off-site routes for

the disposal of excavated material; and

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 construction.

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, the permitted development during construction, and to ensure that suitable traffic routes are agreed.

 

Sustainable Building

7) As part of any reserved matters application(s) for the site, details demonstrating how the proposed dwellings would comply with the requirements of the Local Plan Policy SB1 shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be in broad accordance with the details contained within the Design, Access and Planning

Statement (Clive Wicks Associates) (received 26 February 2024), and shall demonstrate how carbon dioxide emissions would be minimised through the design and construction of the development, details of water efficiency, and the provision of electric car charging points for each dwelling.

The approved sustainable building measures shall be completed in full for each dwelling in accordance with the agreed scheme, prior to first occupation of each dwelling hereby permitted.

Reason: To ensure that development mitigates and adapts to climate change.

 

Phase I Ground Investigation

8) No works pursuant to this permission shall commence, unless otherwise agreed in writing by the Local Planning Authority, until there have been submitted to and approved in writing :

a. A desk top study documenting all the previous and existing land uses of the site and adjacent land (Phase 1);

Should the Phase 1 study identify potentially contaminative uses, the Applicant shall proceed to a Phase 2 site investigation detailed below:

b. A site investigation report assessing the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the desk top study; and if required.

c. A detailed scheme for remedial works (should such works be required) and measures to be undertaken to avoid risk from contaminants and / or gases when the site is developed and proposals for future maintenance and monitoring.

Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of future occupants of the site; and in accordance with Policy EN4 of the adopted Local Plan and guidance contained in the NPPF.

 

Materials details

9) As part of any reserved matters application(s) relating to appearance, details of the materials (including colour of render, paintwork or colourwash) to be used in the construction of the external surfaces of the development hereby permitted shall have been submitted to and approved in writing by the Local Planning Authority.

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

 

During Building Works

 

Ecological Appraisal Compliance

10)All works on site shall be carried out in accordance with the recommendations of the Ecological Impact Assessment (Rachel Hacking Ecology) (Dated February 2024).

Reason: To provide ecological enhancement and to comply with Policy EN2 of the adopted South Kesteven Local Plan and Section 15 of the NPPF.

 

Contamination Verification

11)The development hereby permitted shall not be occupied or brought into use until a verification report has been submitted to and approved in writing by the Local Planning Authority. The report shall include unless otherwise agreed in writing:

a. A complete record of remediation activities and data collected, as required in the remediation scheme to support compliance with the agreed remediation objectives

b. As built drawings of the implemented scheme

c. Photographs of the remediation works in progress; and

d. Certificates demonstrating that imported and / or material left in situ is free from contamination. Thereafter, the scheme shall be monitored and maintained in accordance with the approved scheme.

Reason: Previous activities associated with this site may have caused or had the potential to cause land contamination, and to ensure that the proposed remediation will not cause pollution in the interests of the amenities of future occupants of the site; and in accordance with Policy EN4 of the adopted South Kesteven Local Plan and national guidance contained in the National Planning Policy Framework.

 

Construction Hours

12)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 adjacent residential dwellings.

 

Ongoing Number of Dwellings

13)The total number of dwellings to be constructed on the application site shall not exceed 6 in total.

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

 

Local Housing Need

14)All dwellings on site shall be strictly single storey only and shall be designed to comply with the requirements of Part M4(2) of the Building Regulations.

Reason: To ensure that the proposed development meets the identified local housing need as required by Policy HD2 of the made Rippingale Neighbourhood Plan.