Agenda item

Proposal: Change of use and alterations to form 2no. dwellings and erection of 4no. dwellings to replace demolished unsafe structures

Location: Rear of 35 Watergate, Grantham, Lincolnshire

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

Proposal: Change of use and alterations to form 2no. dwellings and erection of 4no. dwellings to replace demolished unsafe structures

Location: Rear of 35 Watergate, Grantham, Lincolnshire

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

 

To authorise the Assistant Director – Planning to GRANT listed building consent, subject to conditions.

 

Noting comments in the public speaking session by:

 

District Ward Councillor                       Tim Harrison

Against                                                 Michael Ellison

On behalf of the Applicant                    D Chantry, Kerrchan Limited

 

Together with:

 

·       Provisions within SKDC Local Plan 2011-2036 and National Planning Policy Framework (NPPF).

·       Comments received from Environmental Protection Services (SKDC).

·       Comments received from LCC Highways & SuDS Support.

·       Comments received from Heritage Lincolnshire.

·       Comments received from SKDC Historic Buildings Advisor.

 

(Councillor Tim Harrison did not participate in the debate or vote for this item).

 

During questions to Public Speakers, Members commented on:

 

·       Whether the scheme seemed acceptable.

 

The Public Speaker highlighted that proposed windows would have an outlook of a blank wall.

 

·       How the Public Speaker would address objections made within the report.

·       What percentage of the original brickwork and pantiles would be suitable for re-use.

 

It was confirmed the old building was involved in a fire. All bricks and materials that were suitable to re-use had been obtained to manufacture.

 

During questions to Officers, Members commented on:

 

·       Clarification was sought around the previous use of the building.

 

The Officer clarified that the building was previously used as a public house and was utilised as employment/commercial use. It was not used as a residential property.

 

The Assistant Director of Planning clarified that the Burgage plot was an original medieval planning form for the plot. It was important that the Committee recognised and respected the existence of the Burgage plot.

 

·       It was requested that amenity issues were summarised.

 

Issues raised were principally in relation to the south of the development being in close proximity to The Priory and their associated garden area on overlooking and loss of privacy.

 

·       Whether Polices an Conservation Area requirements permitted to allow new build on a Burgage plot.

·       If there was a biodiversity net gain with the proposed property. 

 

The Planning Officer confirmed that the plan was to reinstate through the loss of the building, whereby the Burgage plot was identified as the long linear nature of the built form, which sat behind the host property fronting onto Watergate.

 

·       One Member raised concern regarding parking and a ‘U’ turn to turn around or reverse back down the linear road.

 

There was a long liner access to the site and the parking provision would be predominantly along the northern boundary of the site. Members were reminded the Town Centre location which was acceptable for deliveries and emergency services.

 

In the absence of an objection from the Highway Authority, access and exit of the site must be in forward gear, otherwise Highways would have expressed concerns to refuse on safety grounds.

 

·       Members queried whether the houses could be reversed on the site, where windows could face North towards the car park

 

The Committee were provided with photographs of the building that had been demolished. The proposed design attempted to replicate some of the openings that were all principally on the southern elevation and the gable elevation.

 

·       That the usage of the property would be used as domestic properties, rather than a Burgage plot. It was noted that this needed to be taken into consideration.

 

The gable end of the property would be replicated as part of the new- build, and the other elevations would be southern facing.

 

·       Concern around lack of amenity space.

 

There was limited amenity space for future residents. The space was utilised for parking and turning.

 

The southern outlook was close to the boundary, however, this relationship was not unusual for a Town Centre location.

 

·       Further clarification was sought around the use of the site in the year leading up to demolition.

 

The building had been derelict for a long period of time leading up to demolition and had gone into severe disrepair. However, the building had previous been a stable, coach house, storage and a pub.

 

During debate, Members commented on:

 

·       Amenity and overlooking aspect to the children’s play area at The Priory.

·       Orientation of the facades. Plot 6 which would overlook The Priory would have obscure and non-opening windows on the upstairs windows which would mitigate the overlooking issues.

 

The Officer had liased with the Building Control Team, where obscure glazed and non-opening windows had been discussed. It could pass building regulations; however, the property would require mechanical means of ventilation. Fire escapes and exits could be addressed by the layout of the building via an existing hallway and through the core of the building.

 

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.

         

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 planning application form, and with the following list of approved plans:

                    

i.               Site Location Plan – WG-30 Rev B

ii.              Block Plan as Proposed – WG-35 Rev B

iii.             Site Plan as Proposed – WG36 Rev B

iv.            Converted Buildings Plans and Elevations WG-38 Rev B

v.              New Build Plans and Elevations WG-37 Rev C

vi.            Bin Store Plan and Elevations WG-41

 

                     Unless otherwise required by another condition of this permission.

              

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

 

 

          Before Development is Commenced

 

 

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.

 

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 and Paragraph 199 of the NPPF.

 

4        The archaeological investigations shall also have been completed in accordance with the approved details before development commences.

 

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 and Paragraph 199 of the NPPF.

 

5        No development shall take place until a Construction Management Plan and Method Statement has been submitted to and approved in writing by the Local Planning Authority which shall indicate measures to mitigate against traffic generation and drainage of the site during the construction stage of the proposed development. The Construction Management Plan and Method Statement shall include:

 

• phasing of the development to include access construction;

• the parking of vehicles of site operatives and visitors;

• loading and unloading of plant and materials;

• storage of plant and materials used in constructing the development;

• wheel washing facilities;

• the routes of construction traffic to and from the site including any off site routes for the disposal of excavated material and;

• strategy stating how surface water run off 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 (permanent or temporary) connect to an outfall (temporary or permanent) during construction.

 

Reason: To ensure a satisfactory form of development.

 

6        Prior to any works in relation to the conversion hereby permitted a level 2 historic building record shall be undertaken and submitted to and approved in writing by the Local Planning Authority. The results of the survey shall then be submitted to the Local Planning Authority and the Historic Environment Record on completion of the conversion works.

 

Reason: In order to ensure the historic elements of the building are adequately recorded prior to conversion.

 

During Building Works

 

7        Before any of the works on the external elevations of the new building elements hereby permitted are begun, samples of the materials (including colour of any render, paintwork or colourwash) to be used in the construction of the external surfaces, including any rebuilding and/or infill shall have been submitted to and approved in writing by the Local Planning Authority.

 

The development shall be undertaken in accordance with the approved details.

 

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

 

8        Before any construction work above ground is commenced, details of the hard landscaping works shall have been submitted to and approved in writing by the Local Planning Authority.

 

The development shall be undertaken in accordance with the approved details.

 

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

 

9        Construction work shall only be carried out between the hours of 7:30 am to 6:00 pm Monday to Friday and 9:00 am to 1:00 pm on a Saturday. Construction work shall not be carried out on Sundays or Public Holidays.

The term ‘construction work’ shall include mobile and fixed plant/machinery, (e.g. generators) radios and the delivery of construction materials.

 

Deliveries of construction materials shall only take place between 8:00 am and 5:00 pm, Monday to Friday and between 9:00 am and 5:00 pm on a Saturday. No deliveries shall take place on a Sunday or Public Holiday.

 

Reason: To ensure a satisfactory form of development and in the interests of residential amenity.

 

Before the Development is Occupied

 

10       Before the first unit is occupied, all surface/sewage/used water connections shall have been made in strict accordance with a drainage strategy that has first been submitted to and approved in writing by the Local Planning Authority.

 

          The development shall be undertaken in accordance with the approved details.

 

          Reason: To ensure that the proposed drainage is suitable for the development, in the absence of any technical information relating drainage within the current application, to ensure that the development will accord with Policy EN5 of the Local Plan.

 

11       Prior to the occupation of unit 6, the first-floor southern facing bedrooms 1 and 2 windows shall have been installed with obscure glazing and with no opening part being less than 1.7m above the floor level immediately below the centre of the opening part. The obscure glazing must be obscured to a minimum of Pilkington - Privacy Level 3 or an equivalent product. Once installed, the window units shall thereafter be retained as such at all times.

 

          Reason: To safeguard the privacy of the occupiers of the neighbouring/adjoining properties.

 

12       Before any part of the development hereby permitted is occupied/brought into use, the works to provide an area for the storage of refuse and recycling shall have been completed in accordance with the approved details and shall thereafter be retained for use at all times.

 

Reason: To ensure the provision of satisfactory facilities for the storage of refuse.

 

13       Following first occupation of any part of the development hereby permitted, the vehicle parking and turning areas shall have been completed in accordance with approved plan WG-36 Rev B and shall not be used for any purpose other than for the parking and turning of private vehicles and motorcycles belonging to the occupants of the property and their visitors/servicing and deliveries.

 

Reason: To ensure that adequate parking provision is provided and retained in order to minimise on street parking and to ensure that vehicles can enter and leave premises in a forward gear in the interests of highway safety

 

                    

Ongoing Conditions

.

 

14       Notwithstanding the provisions of Schedule 2, Part 1, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no enlargement, improvement or other alteration to the property other than those expressly authorised by this permission shall be carried out without Planning Permission first having been granted by the Local Planning Authority.

 

Reason: To safeguard the amenities of the occupiers of nearby properties and to ensure the 

 

15       Any contamination that is found during the course of construction of the approved development that was not previously identified shall be reported immediately to the local planning authority. Development on the part of the site affected shall be suspended and a risk assessment carried out and submitted to and approved in writing by the local planning authority. Where unacceptable risks are found remediation and verification schemes shall be submitted to and approved in writing by the local planning authority. These approved schemes shall be carried out before the development [or relevant phase of development] is resumed or continued.

 

Reason: To ensure a satisfactory form of development and in the interests of public safety.

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning to GRANT listed building consent, 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.

         

Reason: In order that the development is commenced in a timely manner, as set out in Sections 18 and 74 of the Planning (Listed Building and Conservation Areas) Act 1990 (as amended).

 

Approved Plans

 

2        The development hereby permitted shall be carried out in accordance with planning application form, and with the following list of approved plans:

                    

i.               Site Location Plan – WG-30 Rev B

ii.              Block Plan as Proposed – WG-35 Rev B

iii.             Site Plan as Proposed – WG36 Rev B

iv.            Converted Buildings Plans and Elevations WG-38 Rev B

v.              New Build Plans and Elevations WG-37 Rev C

vi.            Bin Store Plan and Elevations WG-41

 

                     Unless otherwise required by another condition of this permission.

              

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

 

Before the Development is Commenced

 

 

3        Notwithstanding the submitted details before any of the works on the external elevations for the building(s) hereby permitted are begun, samples of the materials (including colour of any render, paintwork or colourwash) to be used in the construction of the external surfaces, including any rebuilding and/or infill shall have been submitted to and approved in writing by the Local Planning Authority.

 

This shall include precise details of the reclaimed and salvaged materials to be used as shown on WG-38 Rev B.

 

The works shall be undertaken in accordance with the approved details.

 

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

 

4        Before the installation of any of the new external windows, dormer windows, rooflights and doors hereby consented, full details of all proposed joinery works/specifications for those windows/doors/rooflights, including 1:20 sample elevations and 1:1 joinery profiles were necessary, shall have been submitted to and approved in writing by the Local Planning Authority.

 

          The works shall be undertaken in accordance with the approved details.

 

Reason: To ensure the satisfactory preservation of this listed building and in accordance with Policy EN6 of the adopted South Kesteven Local Plan.

 

5        Before any of the works on the external elevations for the building(s) hereby permitted are begun, specification of the lime mortar proposed to be used in the construction of the external surfaces shall have been submitted to and approved in writing by the Local Planning Authority.

 

The works shall be undertaken in accordance with the approved details.

 

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy EN6 and DE1 of the adopted South Kesteven Local Plan.