Agenda item

Proposal: Proposed residential development to create up to 9no dwellinghouses (outline planning permission with all matters reserved)

Location: Thaddeus Farm, Main Street, Marston

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

Proposal: Proposed residential development to create up to 9no dwellinghouses (outline planning permission with all matters reserved)

Location: Thaddeus Farm, Main Street, Marston

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

 

Noting comments in the public speaking session by:

 

Against                                                                          Ian Robinson

                                                                                      Heather Cotton

Agent                                                                            Mike Sibthorpe

 

Together with:

 

·       Provisions within SKDC Local Plan 2011 – 2036, National Planning Policy Framework (NPPF) and Supplementary Planning Document.

·       Comments received from Anglian Water Services.

·       Comments received from Environment Agency.

·       Comments received from Heritage Lincolnshire.

·       Comments received from Lincolnshire Fire and Rescue.

·       Comments received from LCC Highways & SuDS.

·       Comments received from Lincolnshire Wildlife Trust.

·       Comments received from Marston Parish Council.

 

The following comments were made by the public speakers:

 

·       A speaker who lived adjacent to the site felt as if their privacy would be directly impacted.

·       Concern was raised on noise and light pollution.

·       It was felt the site of 9 dwellings would be excessive in size for the nature of the village and amenities such as the shop and school.

·       Concern was raised on Highways and accidents that had previously taken place within the vicinity of the site.

·       That the scale of the proposal was too large for the village.

·       There had been no height or position of the houses proposed as part of the application.

·       Further concern was raised on construction traffic alongside noise and dust particles.

 

·       The agent ensured the Committee that the application comprised of an appropriate development plan.

 

·       That the proposal would provide a positive contribution to the street scene and the entrance to the site would enhance character and appearance of the area.

 

·       That the application was in keeping with the Council’s Local Plan and the 5-year housing supply.

 

·       It was confirmed certain scope would be implemented to protect local amenities.

 

·       Scale and numbers of houses would be addressed at reserved matters stage.

 

During questions to Public Speakers, Members commented on the following:

 

·       Whether there was noise pollution on the site at present, as it was being used agriculturally.

 

The Public Speaker noted the land had not been used agriculturally in years, however, a low hum from vehicles on the A1 could be heard from his property, at present.

 

·       Clarification was sought on whether objectors would prefer a smaller scale of the site, less dwellings or properties with lower storeys.

 

The Public Speaker would prefer the site to compose of less dwellings with lower storey properties. It was felt his property and the proposed would have direct ‘window to window’ view.

 

·       Whether there were any problems with drainage on the site at present.

 

The Public Speaker clarified the site became flooded following heavy rainfall. The drains were cleaned annually; however, they still became blocked.

 

It was confirmed the site was vacant due to the farmer becoming retired.

 

·       Clarification was sought on whether the applicant would consider reducing the scale of the site to a lower number of properties.

 

The agent confirmed scaling of the site would be considered at reserved matters stage.

 

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

 

·       It was queried how Officers could justify 9 properties being suitable for the site when the BNG, archaeology and the drainage all had unknown impacts.

 

The Principal Development Management Planner clarified the 9 properties proposed on the site equated to around 13 dwellings per hectare. The density of developments in other areas could be anything up to 25 dwellings per hectare. In comparison, the application proposed was a low density. It was felt that 9 properties would be suitable for the site, whilst ensuring sufficient space for BNG provisions required alongside drainage.

 

·       Whether the overall height of the existing buildings could be conditioned so that any new builds would not exceed the height of any farm buildings.

 

It was clarified the farm buildings were the equivalent to single storeys in terms of domestic scale. There were a range of different sized properties around the proposed site. There was a scope at the reserved matters stage where fair judgement would be made in terms of scale and layout.

 

·       Clarification was sought around comments on surface water within the report. The assumption was made that the development would make disposal of surface water easier.

 

The Principal Development Management Planned informed the Committee that drainage and surface water provision was currently not known on the site. It was confirmed a condition would be imposed on surface water drainage, if the application be approved.

 

·       One Member raised concern on comments received from Anglian Water on foul water connection.

 

Anglian Water’s perspective on applications had changed recently, however, were directly related to the water recycling centre and not the actual treatment centres themselves and the capacity within those facilities. The treatment centres were subject to permitting regimes implemented by the Environment Agency and strongly regulated by Ofwat.   

 

The comments received from Anglian Water in relation to this application were regarding the point in which foul drainage went into the Anglian Water network. However, they would be comfortable with a condition on dealing with foul water drainage as included within the schedule of conditions.

 

·       A query was raised if Policy SP3 was intended for large cul-de-sac schemes or whether it was intended for smaller, sensitive frontage schemes.

 

From the Officer’s perspective, the policy made reference to built up frontage and also a redevelopment opportunity. From a spatial strategy point of view, the focus on the application was around the redevelopment opportunity.

 

·       Whether the conditions would be fully enforceable, if the application was approved.

 

The Principal Development Management Planner confirmed all conditions outlined within the report were enforceable.

 

The Committee were advised to assess the application against the development plan before taking the ‘tilted balance’ position into account. They were reassured the application was only outlined and more specific decisions would take place at reserve matters stage.

 

The 9 dwellings on the proposed site would meet sufficient separation differences and would preserve the privacy of other residents.

 

·       Members emphasised that concerns raised from residents could be brought back to the Committee at reserved matters stage.

 

Final decision

 

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

 

Time Limit for Commencement

 

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 development is commenced in a timely manner, as set out in Section 92 of the Town and Country Planning Act 1990 (as amended

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:

 

1.  Layout

2.  Scale

3.  Appearance

4.  Landscaping

5.  Access

 

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

 

The development hereby permitted shall be carried out in accordance with the

following list of approved plans:

 

·     Drg No.2049 001 Site Location Plan received 14 May 2025

 

Unless otherwise required by another condition of this permission.

 

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

 

Prior to Commencement

 

The development shall not commence until a Habitat Management and Monitoring Plan (the HMMP)], prepared in accordance with the approved Biodiversity Gain Plan and including:

 

a) a non-technical summary;

(b) the roles and responsibilities of the people or organisation(s) delivering the (HMMP)

(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;

(d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; (could be occupation)and

(e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority, has 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 the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 (and policy EN2).

 

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.

 

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.

 

The development hereby permitted shall be undertaken in accordance with a Construction Management Plan and Method Statement that shall first be approved in writing by the Local Planning Authority. The Plan and Statement shall indicate measures to mitigate the adverse impacts of vehicle activity and the means to manage the drainage of the site during the construction stage of the permitted development. It shall include;

 

o the phasing of the development to include access construction;

o the on-site parking of all vehicles of site operatives and visitors;

o the on-site loading and unloading of all plant and materials;

o the on-site storage of all plant and materials used in constructing the development;

o wheel washing facilities;

o 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 (temporary or permanent) connect to an outfall (temporary or permanent) during construction.

 

Reason: In the interests of the safety and free passage of those using the adjacent public highway and 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.

 

No development shall commence until a strategic foul water strategy has been submitted to and approved in writing by the local Planning Authority, in consultation with Anglian Water. This strategy will identify a sustainable point of connection to the public foul network. Prior to occupation, the foul water drainage works must have been carried out in complete accordance with the approved scheme.

 

Reason: To protect water quality, prevent pollution and secure sustainable

development having regard to paragraphs 7/8 and 180 of the National Planning Policy Framework and SKLP Policy EN5.

 

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 submitted scheme must:

 

i.    Be based on the results of evidenced groundwater levels and seasonal variations.

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

iii. Provide flood exceedance routing for storm events greater than 1 in 100 year

iv. Where necessary, 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 the development into the existing local drainage infrastructure and watercourse system without exceeding the runoff rate for the undeveloped site.

v. Where necessary, provide attenuation details and discharge rates which shall be restricted to the existing runoff rate

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

vii Provide details of how the scheme will be maintained and managed for 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 part of the development shall be occupied / brought into use 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 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.

 

During Building Works

 

Should the developer during excavation and construction works of the said development site find any area of the site where it is suspected that the land is contaminated then all works must stop and the local planning authority shall be notified immediately. An investigation and risk assessment shall be undertaken and where remediation is necessary a remediation scheme shall be prepared in accordance with current good practice and legislation and submitted to and approved by the Local Planning Authority, and the approved remediation shall thereafter be implemented. Following completion of measures identified in the approved remediation scheme a verification report shall be prepared, which is subject to the approval in writing of the Local Planning Authority.

 

Reason: To ensure the satisfactory development of the site.

 

Ongoing

 

The total number of dwellings to be constructed on the application site shall  not exceed 9 in total.

 

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