Agenda item

Proposal: Application for the approval of reserved matters relating to appearance, landscaping, layout and scale for the erection of 167 dwellings (Use Class C3) pursuant to outline planning permission S20/2056

Location: Land to the north of Barnack Road, Stamford

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT reserved matters consent, subject to conditions

Proposal: Application for the approval of reserved matters relating to appearance, landscaping, layout and scale for the erection of 167 dwellings (Use Class C3) pursuant to outline planning permission S20/2056

Location: Land to the north of Barnack Road, Stamford

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT reserved matters consent, subject to conditions

 

Noting comments in the public speaking session by:

 

Garry Goodwin, Group Planning & Design Director, Morris Homes

Mark Flood, Director, Insight Town Planning Ltd on behalf of Burghley Land Ltd (both answering questions only)

 

Together with:

 

·       Provisions within South Kesteven Local Plan 2011-2036, Stamford Neighbourhood Plan, 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 Barnack Parish Council.

·       No comments received from Gardens Trust.

·       No comments received from Historic England.

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

·       No comments received fromLincolnshire Crime Prevention Officer

·       Comments received from Lincolnshire Fire and Rescue

·       No comments received from Lincolnshire Wildlife Trust.

·       No comments received from Ministry of Defence – Defence Infrastructure Organisation.

·       No comments received from Network Rail.

·       Comments received from Peterborough City Council.

·       Comments received from SKDC Conservation Officer.

·       No comments received from SKDC Environmental Protection Officer.

·       Comments received from SKDC Principal Urban Design Officer

·       No comments received from St Martins Without Parish Council.

·       Comments received from Stamford Civic Society.

·       Comments received from Stamford Town Council.

·       No comments received from Wothorpe Parish Council

 

During questions to Public Speakers, Members commented on:

 

·       The provision of parking was queried per dwelling.

 

The Applicant clarified the larger houses would have double garages and double car parking spaces in front of the garages. 3-bedroom properties would have a garage and two spaces in front of the garage. It was noted that the scheme had dedicated on street visitor parking.

 

·       Whether the market houses and affordable houses were distinguishable by design.

 

The development would be designed first and then the allocation of affordable housing would take place. There would be no distinguished character between the affordable and private housing.

 

The S106 agreement that applied to scheme from outline planning permission secures 30% affordable housing across the site and requires a submission of the affordable housing scheme and layout.

 

·       The provision and location of a play area was queried.

 

A play area would form part of the sites village green and would be overlooked by a perimeter of housing and surrounded by planting and a low natural stone wall. Sustainable drainage features (e.g. open swales) would sit around the edges of the area. Play equipment would be designed in coalition with Burghley Estate.

 

·       Whether NHS and education money contributions had been agreed.

·       Whether Fire and Rescue were satisfied of the roads on site in terms of access and manoeuvrability.

 

The Applicant had worked closely with Highways on the site. All roads within the plan were adopted including private drives. This meant refuse vehicles and emergency services could access all areas of the site. Fire and access would be dealt within the Building Control process and comply with certain documents.

 

It was clarified that houses highlighted in yellow on the plan were different tenures of affordable housing. It was noted that clustering of affordable housing had a limit of no more than 15, these certain details were covered by planning obligation. The mix in the western cluster of houses was a 50/50 ration of affordable and private housing and were all of the same design.

 

·       Whether the attenuation area would be filled with water or dry unless a high amount of rain.

 

The attenuation would be mostly dry. All dwellings and parking courts would have a sustainable drainage feature. There would be minimal surface water from the scheme overall, however the attenuation would store water in the event of super storms.

 

·       Clarification was sought around the plans for the biodiversity net gain area.

 

The surface water features were shallow in depth and were designed to be gradual in their grade. The landscaping scheme and BNG areas would form part of the management and be maintained.

 

A number of submissions had been made for ecological planting within the open spaces to increase BNG %, which would be an over provision.

 

·       Whether the dwellings would have solar panels.

·       Whether a substation or pumping station green box would be sited on the development.

 

The Applicant highlighted that sustainability credentials of the development met the building regulation requirements. There was no gas on site, all properties would be fitted with air source heat pumps, have mechanical vent heat recovery systems and ventilation control. Solar panels would be fitted if required under policy and all properties would be fitted with an EV charging point.

 

A substation was designed within the scheme, it would be sited one side of a garage unit and built out of stone.

 

The pumping station would be sited on the Northern Railway boundary and was included within the landscaping scheme.

 

During questions to the Applicants agent, it was confirmed fire hydrants would be provided in appropriate locations throughout the housing development.

 

The Applicants agent confirmed all roads would be capable of taking the weight of a fire engine.

 

During question to Officers and debate, Members commented on:

 

·       Whether the mitigation measures were sufficient in terms of noise, vibrations and pollution from the railway. It was felt that the layout of the residential amenity was within close proximity to commercial uses.

 

The Principal Development Management Planner confirmed condition 26 and 29 of the outline planning permission required a noise mitigation scheme and lighting strategy.

·       Members commented on the quality of design of the scheme.

·       Members welcomed on the extensive use of renewable energy throughout the majority of the scheme.

·        

 

(Councillor Tim Harrison abstained from the vote, due to the advice received from Lincolnshire County Council in relation to SuDS).

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning & Growth to GRANT reserved matters consent, subject to conditions:

 

Approved Plans

 

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

a.    Application Document Schedule (Dated 16 June 2025)

b.     

Unless otherwise required by another condition of this permission.

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

 

During Building Works

 

Design Quality and Visual Impact

 

Materials Sample

 

2)    Before any works above foundation level of any building hereby permitted are begun, a detailed specification of the materials (including the 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 Local Plan.

 

Before the Development is Operational

 

Design Quality and Visual Impact

 

Materials Implementation

 

3)    No building forming part of the development hereby permitted shall be first occupied / brought into use, until that building has 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 Local Plan.

 

(The Committee had a 15-miute break).