Agenda item

Proposal: Construction of a new-build, 1.5-storey detached dwelling with a single-storey detached garage that includes an ancillary habitable room, landscaping and access arrangements

Location: Pickworth Grange, Village Street, Pickworth, Lincolnshire, NG34 0TD

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

 

(Councillor Paul Fellows returned to the meeting and was present for the remainder of the meeting).

 

(Councillor Sarah Trotter addressed the Committee as Ward Councillor, she then left the Chamber for the duration of this application).

 

Proposal: Construction of a new-build, 1.5-storey detached dwelling with a single-storey detached garage that includes an ancillary habitable room, landscaping and access arrangements

Location: Pickworth Grange, Village Street, Pickworth, Lincolnshire, NG34 0TD

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

 

Noting comments in the public speaking session by:

 

District Ward Councillor                                            Cllr Sarah Trotter

Pickworth Parish Meeting                                         Mark Houldey (Chairman)

Against                                                                      Francis Disney

                                                                                  Ian Roberts

 

Together with:

 

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

·       Comments received from Pickworth Parish Council.

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

·       Comments received from Heritage Lincolnshire.

·       Comments received from SKDC Tree Officer.

 

The following comments were made by the public speakers:

 

·       That the application was not appropriate for the area and would provide harm to the character of the area alongside impacts on biodiversity.

·       That the proposal constitutes an over development of the site. The plot already contained substantial build and introduction of an additional dwelling garage and ancillary accommodation would intensify the use of land. It was felt the application would be a cramped and an urbanised form of development within a small rural village.

·       The District Ward Councillor commented on the cumulative effect that similar development may have on the rural character.

·       Concern was raised around biodiversity, in particular, green spaces, trees, hedgerows and underdeveloped areas providing habitats and connectivity for wildlife.

·        That national and local policies placed significant emphasis on protecting and enhancing biodiversity. It was felt this application would provide no net benefit in biodiversity.

·       That the build footprint had been increased since a previous proposal from approximately 73sqm to 100sqm.

·       The Parish Meeting raised a concern around the proposed large garage with a habitable room with no purpose.

·       It was felt the development was against the hedge line on the north side of site and the removal of hedging on all three sides. The application would be urbanised from a rural view by the removal of hedging. 

·       A nearby neighbour felt the application was an overdevelopment of a constrained site, would cause harm to the character and appearance of the area by the loss of trees and hedging.

·       Concern was raised that the application would provide a highways safety issue and problems with parking/access.

·       Objectors requested the Committee consider the application against material considerations and the reasoning behind an Inspector’s previous decision. This proposal appeared to conflict with the Inspectors earlier conclusions around scale and nature of the development.

 

During questions to officers and debate, the following comments were made:

 

·       Clarification was sought around which trees and hedgerows were proposed to be removed and retained.

 

The Planning Officer provided a visual plan to describe which trees and hedging would be removed and retained. Some trees being removed would be replaced with different species of trees and boundary hedging would be replaced with laurel.

 

·       A query was raised on how this application deviated from the previous application for this site, which was refused.

 

The original outline application that was overturned was around the layout and access only. This proposal was a full application, but was a relatively similar proposal to the previous outline application in terms of design. This proposal included 2 smalls wings either side of the dwelling, whereas the outline application did not include any elevations.

 

The Principal Development Management Planner confirmed the Inspector allowed the outline application for access and layout, which was the actual position of the building. During the appeal decision, the Inspector did not deal with scale of the building in terms of height and footprint of the dwelling.

 

·       One Member queried the height and footprint of neighbouring properties within the immediate area.

 

The Committee were shown visuals of indicative street scene elevations which provided a scale in comparison to neighbouring dwellings. It was confirmed there were two-storeyed properties within the vicinity and a similar dwelling to the proposed. 

 

·       It was queried how the proposal would alter the spatial view of the area and whether the application had been through Design Pad.

 

The Officer’s assessment was the application was within the keeping of the street scene, however, the application would require a significant removed of hedging and trees. The proposal had not been through the Design Pad, however, there was a pre-application process.

 

·       A query was raised on the height and footprint of the properties directly opposite to the proposed site.

 

It was confirmed a property opposite had a large footprint and other footprints of properties within the area varied.

 

·       Clarification was sought around the protection of the trees on site.

 

The Principal Development Management Planner clarified the trees and hedge on the site were not protected, meaning they could be removed at any point.

 

Members discussed the previous history of the site.

 

·       It was noted that the hedges and trees were not protected, meaning they could be removed at any point without planning application. The main area of concern and strong reason for refusal was the large footprint of the house.

 

The Officer reminded the Committee that any matters that weren’t subject to the original outline approval (layout and access), could be a potentially valid reason for refusal.

 

·       One Member queried whether a condition could be implemented for the proposal of laurel to be replaced with a native hedgerow alongside native trees.

 

A condition had been included within the report that secured compliance with a landscaping scheme. However, the Committee could request a further landscaping scheme be submitted to agree a suitable species.

 

It was proposed and seconded to REFUSE the application; however, the proposal fell.

 

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

 

Time Limit

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 the following list of approved plans:

i.         Proposed Site Plan – dwg no PK 002 – received 22/01/2026

ii.        Detached Cottage Floor Plans – dwg no. PK 003 – received 22/01/2026

iii.       Detached Cottage Elevations – dwg no. PK 004 – received 22/01/2026

iv. Detached Cottage Section – dwg no PK 005 – received 22/01/2026

v. Detached Cottage Sectional Elevation – dwg no. PK 006 – received 22/01/2026

vi. Garage Floor Plan and Section – dwg no. PK 007 – received 22/01/2026

vii. Garage Elevations – dwg no. PK 008 – received 22/01/2026

viii. Garage Sectional Elevation – dwg no. PK 009 – received 22/01/2026

ix. Boundary Elevation Facing East – dwg no. PK 010 – received 22/01/2026

x. Boundary Elevation Facing West and North – dwg no. PK 011 – received 22/01/2026

xi. Boundary Elevation Facing South – dwg no. PK012 – received 22/01/2026

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        Before the development hereby permitted is commenced, a Written Scheme of Archaeological Investigation 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 Written Scheme of Investigation.

          Reason: To provide satisfactory opportunity to record the archaeological features on the site, as required by Policy EN6.

During Building Works

3.       During building works, the development shall be undertaken in accordance with all tree protection measures as described in the submitted tree report:

Arboricultural Report and Impact Assessment to BS 5837:2012, dated 19^th December 2025, Prepared by Watson Lindsey Arboriculture.

Reason: To prevent unnecessary damage to existing trees and in accordance with Policies EN2 and DE1 of the adopted South Kesteven Local Plan.

 

Before The Development Is Occupied/Brought Into Use

4.       Before any part of the development hereby permitted is first occupied / brought into use, a sustainable building measures statement to include details of energy/carbon performance and provision of car charger port/s is to be submitted and approved in writing. The approved sustainable building measures statement shall be completed/implemented in full.

Reason: To ensure that the development mitigates against and adapts to climate change, in accordance with Local Plan Policy SB1 and SD1.

 

5. Before any construction work above damp-proof course level is commenced, and notwithstanding the submitted details, revised details of soft landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:

 

                                               i.     Planting plans

                                              ii.     Written specifications (including cultivation and other operations associated with plant and grass establishment).

                                            iii.     Schedules of native plants, noting species, plant sizes and proposed numbers / densities where appropriate;

 

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

 

6.       Before any part of the development hereby permitted is occupied/brought into use, the external elevations shall have been completed using only the materials stated in the planning application forms, approved drawings and in the “Planning Design and Access Statement (received 22/01/2026) unless otherwise agreed 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.

7.       Notwithstanding the submitted details before the end of the first planting/seeding season following the occupation/first use of any part of the development hereby permitted, all soft landscape works shall have been carried out in accordance with the approved soft landscaping details required by Condition 5 of this permission.

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1 and EN2 of the adopted South Kesteven Local Plan.

 

Ongoing Conditions

8.       The outbuilding hereby permitted shall only be occupied for residential purposes which are ancillary and/or incidental to the residential use of the hereby approved dwelling. The building shall not be let, leased, sold, split in title, or otherwise occupied such as to constitute the formation of an independent/separate dwelling or holiday let planning unit. Separate utilities, utility meters, oil tanks or septic tanks shall not be installed. Separate vehicle access, parking or garden areas shall not be created/demarcated. A separate postal address shall not be created for the annexe.

Reason: The establishment of a further independent dwelling on this site could give rise to conditions detrimental to the amenities and privacy of both the approved dwelling and proposed accommodation.

9.       The residential unit in the development hereby permitted shall be constructed as a self-build or custom housebuilding dwelling within the definition of self-build and custom housebuilding housing in the Self-build and Custom Housebuilding Act 2015

·       The first occupation of the Unit shall be by a person or persons who had a primary input into the design and layout of the unit.

·       South Kesteven District Council shall be notified of the persons who intend to take up first occupation of the Unit at least one month prior to first occupation.

Reason: To secure the use of the land for custom and self-build housing only.

10.      Within a period of five years from the first occupation of the final dwelling/unit 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.