Agenda item

Proposal: Application for reserved matters relating to layout, scale, appearance, landscaping and access following outline planning permission S22/1065

Location: The Gables, Honington Road, Barkston, Lincolnshire, NG32 2NG

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

Proposal: Application for reserved matters relating to layout, scale, appearance, landscaping and access following outline planning permission S22/1065

Location: The Gables, Honington Road, Barkston, Lincolnshire, NG32 2NG

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

 

Noting comments in the public speaking session by:

 

District Ward Councillor                             Cllr Ian Stokes (Against)

Barkston and Syston Parish Council         Cllr Peter Connor

 

 

Together with:

 

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

·       No comments received from LCC Highways.

·       Comments received from Parish Council.

·       Comments received from Environmental Protection.

 

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

 

·       Whether the south facing wall would impact or cause light deprivation to a neighbouring plot.

 

The Officers assessment of the south facing wall was that the amount of light deprivation would not be unacceptable. There may be an impact on outlook from the neighbouring dwelling, however, this was not a material planning consideration. Light tracking was not necessary for the application and an assessment had been made on submitted details.

 

·       Whether the neighbouring property was an issue raised within the original appeal and whether the height of the wall was higher than the existing fence.

 

It was confirmed the height of the wall would be higher than the existing fence.

 

At the time of the previously refused application there was no mention of the two plots in question in terms of amenity.

 

·       It was noted that the previous application of the site was refused due to being cramped. A query was raised on how the current proposal had been changed to become within the character of the area.

 

The Officer clarified the previously refused application was out of character of the area by being too cramped. The proposed layout had been changed and addressed the concern of being within the character of the area, due to existing properties within the vicinity being of a similar distance apart. 

 

It was the Officers assessment that the application met Policy DE1 and did not have a negative impact on the character and appearance of the area.

 

The Principal Development Management Planner highlighted that the back-to-back relationship from plot 3 and 4 to the properties at the back of the site was around 45 metres, in terms of single storey to the back elevation.

 

The previous scheme where the Inspector described the site as cramped and contrived related to open frontage. By the change of layout and retaining the openness at the frontage, which Officers felt was more in keeping of the area.

 

·       Clarification was sought over the report where it stated ‘adverse impacts are acceptable, not only unless they outweigh the benefits, but unless they significantly outweigh the benefits’. 

 

The Assistant Director of Planning and Growth confirmed the context of the phrase was in relation to paragraph 11D of the National Planning Policy Framework (NPPF) and outlined a tilted balance position in terms of the Council’s housing land supply. The NPPF applied a tilted balance in favour of the presumption of sustainable development, unless there was demonstrably harm that outweighed the positive impact.

 

·       One Member felt there was not enough intrusion on neighbouring properties and layout to warrant a refusal of the application.

·       One Member requested further clarity around the impact on amenity within Policy DE1 of the Local Plan, where it states the adverse impact on neighbouring units in terms of noise, light and loss of privacy.

 

It was confirmed there may be an impact between the proposal and the existing dwellings; however, the Committee were responsible for assessing whether it would be an unacceptable adverse impact.

 

·       Whether the current proposal had been through a design pad.

 

The proposal had not been taken to the design pad, however, the Council had assessed the proposal using the published guidance on design.

 

·       It was questioned whether any weight could be given to the cumulative impact of five, two-storey dwellings.

 

The Assistant Director of Growth and Culture confirmed any weight given to harms of benefits was at the discretion of the Committee. The application had an outline planning permission for five properties on the site; the Committee would need to consider the impact or harm of cumulative impact.

 

·       Further concern was raised on modelling not being completed on the overshadowing and visual dominance of plot 3 overlooking plot 1. It was queried whether any weight could be given to modelling.

 

The modelling of the application was one way in which the assessment could be made. However, Officers also considered the 45 degree rule and 25 degree rule that are set out in design guides to make an informed judgement of impact.

 

In terms of sun tracking, plot 3 was to the north of the site, meaning the existing property may potentially overshadow the garden of plot 3.

 

A condition within the report stated measures in order to protect the existing bat population.

 

·       Clarification was sought on whether the proposed dwellings had garages as comments from the Parish Council stated they did not. It was queried whether a condition could be implemented for garages to not be converted.

 

The comments from Parish Council were received prior to the submission of amended plans, which did include garages. If the integral garage was to be converted internally, it would not require permission. However, a change of use would require submission of an application.

 

The Assistant Director of Planning and Growth noted a condition could be included to require the garages only be used for the parking of motor vehicles with the inclusion of motorcycles. This would require any request for a change of use of the garage would require the condition to be removed for the plot.

 

It was noted the properties would be fitted with air source heat pumps, however, the dwelling design had chimneys as part of the design and character.

 

·       One Member reiterated comments made from the Inspector around character of the area, mix of dwelling types, edge of settlement and the design of wide frontages. It was discussed whether the application had addressed the Inspectors’ concerns of a previous refusal.

·       It was requested that some trees be planted on the green space the area of the communal land on the southern boundary to create a buffer and visual screening.

 

Following a query in relation to the area to the North of the site, it was clarified that planning permission had expired in 2020 and there was no longer an extant planning permission for the adjacent site. 

 

·       A query was raised on the ownership of the grass area on the proposed site and who would maintain tree planting and landscaping on site.

 

It was confirmed the developers would be responsible for any grass, trees and landscaping within the site boundary.

 

A request was made for a site management plan to be conditioned. Officers confirmed that this would be covered by a Landscape Management Plan.

 

A question was raised about maintenance of the access road and whether there would be a legal agreement put in place for it.

 

The Officer provided the landscaping plan and provided details of proposed material for the site.

 

·       Whether obscure glazing windows could be included.

 

A condition on obscure glazed windows was not required, as the specific type of windows would need to be agreed.

 

·       The distance between the two plots was 36 metres and therefore, it was not necessary to condition obscure glazed windows.

 

The Assistant Director of Planning and Growth reiterated that plots 3 and 4 of the current plans were similar. However, the Committee and the Inspector did not have concerns over cramping between the two plots.

 

·       The relationship between plot 4 and plot 2 were queried in relation to windows and overlooking of living areas.

 

The Principal Development Management Planner confirmed that both overlooking elevations of both plots were blank.

 

·       A query was raised on a paragraph in the refusal statement from the Inspector and whether the development would conflict with policies DE1 and SP2 in regard to scale, density and massing given the context of the area. Clarification was sought on whether this paragraph related to plots 2 and 3 or was a generic statement regarding original design.

 

The paragraph within the appeal statement was generic and a conclusion of the Inspectors assessment of the scheme as a whole against policies in the plan. The preceding paragraphs made it clear that the concerns were in relation to Plots 2 and 3 only.

 

·       One Member queried whether the Committee could condition and request a tarmac surface driveway rather than gravel.

 

Officers confirmed that conditions could be imposed to require the submission of revised details, with an informative highlighting the Committee’s position regarding gravel being unacceptable.

 

Final Decision:

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning & Growth to GRANT reserved matters consent, subject to conditions with the final wording of conditions to be agreed in consultation with the Chairman:

 

Approved Plans

 

 

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

         

          i.          Site Location Plan re. 2237SP01 received 21 August 2025

          ii.         Proposed Block Plan re. 2237SP03 REV 05 received 23 May 2025

          iii.        Proposed Landscaping Plan re. 2237SP04 REV 05 received 23 May 2025

          iv.        Proposed SB1 Illustrative plan re. 2237SP05 REV 05 received 23 May 2025

          v.         Plot 1 and 2 South and North Elevation re. 2237P1 01 REV 01 received 23 May 2025

          vi.        Plot 1 and 2 East and West Elevation re. 2237P1 02 REV 01 received 23 May 2025

          vii.       Plot 1 and 2 Ground Floor Plan re. 2237P1 03 REV 01 received 23 May 2025

          viii.      Plot 1 and 2 First Floor Plan re. 2237P1 04 REV 01 received 22 July 2025

          ix.        Plot 3 and 4 East and West Elevation re. 2237P3 01 REV 01 received 22 July 2025

          x.         Plot 3 and 4 North and South Elevation re. 2237P3 02 REV 01 received 22 July 2025

         

          Unless otherwise required by another condition of this permission.

         

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

 

 

 

 

 

 

During Building Works

 

 

 2       Notwithstanding the submitted details, before any development above damp-proof course, details of additional tree planting, and a scheme for the retention of the existing landscaping, within the area of communal land on the southern boundary, shall be submitted to and approved in writing by the Local Planning Authority.

         

          Thereafter, the development shall be carried out in accordance with the approved details prior to first occupation of the development hereby permitted.

         

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

 

 3       Notwithstanding the submitted details, before any development above damp-proof course, revised details of the hard surfacing of the access road within the site shall be submitted to and approved in writing by the Local Planning Authority.

         

          Thereafter, the development shall be carried out in accordance with the approved details prior to first occupation of the development hereby permitted.

         

          Reason: To ensure that the proposed hard surfacing materials assimilate with the character of the area and does not give rise to any unacceptable adverse impacts on residential amenity of neighbouring occupiers; as required by Policy DE1 of the adopted Local Plan.

 

 

Before the Development is Occupied

 

 

 4       Before any part of the development hereby permitted is occupied, the works to provide the boundary treatments shall have been completed in accordance with the approved boundary treatment details on 'Proposed Landscaping Plan' re. 2237SP04 REV 05 and 'Proposed Materials Plan' re. 2237SP06.

         

          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.

 

 5       Prior to the occupation of the dwelling hereby permitted, 1 bird box and 1 bat box shall have been installed for each dwelling.

         

          Reason: To support biodiversity provision on site in line with Policy EN2 of the SKDC Local Plan.

 

 6       Following first occupation of any part of the development hereby permitted, the approved Landscape Management Plan shall be adhered to in full, unless otherwise agreed in writing by the Local Planning Authority.

         

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

 

 7       Before any part of the development hereby permitted is occupied, the external surfaces shall have been completed in accordance with the 'Proposed Materials Plan' re. 2237SP06.

         

          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 part of the development hereby permitted is occupied / brought into use, a Landscape Management Plan shall have been submitted to and approved in writing by the Local Planning Authority. The plan shall include:

         

          i.         Long term design objectives

          ii.        Management responsibilities; and

          iii.       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 of the adopted Local Plan.

         

 

 9       The approved sustainable building measures detailed within the Sustainability Statement received 21 August and 'Proposed SB1 Illustrative Plan' re. 2237SP05 REV 05 and shall be completed in full, in accordance with the agreed scheme prior to the first dwelling hereby permitted is occupied.

         

          Reason: To ensure the development mitigates and adapts climate change in accordance with Local Plan Policy SB1 and SD1

 

10       Before any part of the development hereby permitted is occupied, all hard and soft landscape works shall have been carried out in accordance with the approved hard and soft landscaping details shown on 'Proposed Landscaping Plan' re. 2237SP04 REV 05 unless otherwise required by another condition of this permission.

         

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

 

 

Ongoing Conditions

 

 

11       Within a period of five years from the first occupation of the final dwelling 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 as was approved in condition above unless otherwise agreed by the Local Planning Authority.

         

          Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

 

12       The approved parking facilities including all garages for vehicles shall not be used for any purpose other than the parking of motorised vehicles or bicycles, and access shall be maintained at all times to allow them to be used as such.

         

          Reason: To ensure that the development is provided with adequate parking to prevent the likelihood of on-street parking and therefore to achieve good quality design, as required by Policy DE1 of the adopted Local Plan.

 

(The Committee had a five-minute break).