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AH1 S15/2828 Target Decision Date:15th February 2016Committee Date:9th February 2016

Applicant Mr Mark Jones, Longhurst Group & Grantham Estates, Land Off Caunt Road, Grantham

Agent Robert Jays, Lindum Group, Lindum Business Park, Station Road, North Hykeham, Lincoln

Proposal Erection of 31 no. dwellings (affordable units) along with associated roads, footpaths and infrastructure

Location Land Off Caunt Road, Grantham Application Type Full Planning Permission (Major)Parish(es) Grantham

Reason for Referral to Committee

The application has been referred to the Committee at the request of Councillor Jacky Smith as it is a major development with issues of more than local importance/potentially impacts upon the effective implementation of adopted Council planning and development policies.

Recommendation Approved conditionally

Key Issues

Planning Policy Impacts on residential amenitiesImpacts on visual amenitiesHighway safety/Services Infrastructure Section 106 Issues/Viability

Technical Documents Submitted with the Application

Design and Access Statement Land Contamination Report Viability Assessment Drainage Statement/Flood Risk Assessment. Ecological ReportTransport Statement

Enquires about this report to: Alan Harvey Area Planning Officer 6412 a.harvey@southkesteven.gov.uk

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1.0 Description of site and application

1.1 The application site off Caunt Road consists of some 0.51 ha of vacant land which was formally part of the BMARC Ordnance factory site. The application site also comprises the northern part of the remaining portion of the development land that was included in the original outline planning permission for the Springfield Road scheme (approved under application ref: S02/1169). The site is bounded to the north, east and west by recent residential development. To the south of the site is an existing commercial premises (Berketex) which presently occupies the remaining extent of the lands comprising the Springfield Road development scheme. The land level on the application site rises by approximately 2 metres from north to south alongside Caunt Road.

1.2 The application site is located within Character Area 9 as defined by the Grantham Townscape

character assessment. This area is characterised by twentieth century and later housing development which is mostly two storey with the occasional two and a half and three storey houses and some blocks of flats. The application site is within sub-area CA9d which is characterised by housing at a higher density and to a finer grain with smaller gardens.

1.3 This application for full planning permission relates to the proposed erection of 31 No. dwellings;

all of which are to be affordable housing units and are subject to a nomination agreement with the District Council. The scheme comprises 15 No. units to be in shared ownership and 16 No. for affordable rent. The proposed dwellings would be a mix of 2 and 3 bedroom properties, along with 6 No. one bedroom flats in a two and half storey high block (on Plots 26-31). The individual dwellings would predominantly be of two storeys (21 No.) with 4 No. two and half storey town houses. The dwellings are to be constructed of either red-multi or russet mixture bricks with Calderdale light grey concrete tile roofs. The proposed development would be accessed from the southern side of Hathersage Close; off Caunt Road. A total of 41 No. parking spaces are proposed to serve the development.

1.4 The application has been accompanied by a Viability Assessment which indicates that if the

scheme was to attract the need for any commuted sum for education provision or a requirement for on-site/off-site play provision then the proposed affordable housing scheme would not be financially viable as a development project.

2.0 Relevant Planning History 2.1 S10/1038 - Outline planning permission was granted in March 2011 for the construction of 61 No.

residential units on a site - of some 0.86 hectares - which included the current application site and the land immediately to the south presently occupied by the premises of Berketex. This land had previously formed part of a larger outline scheme approved in April 2002 - under application S02/1169 - for Class A1, A2, A3, B1, B8, C3 and D1 Uses. This 2002 scheme included the neighbouring residential developments that have subsequent been completed e.g. off Kedleston Road.

2.2 S14/0471 - Reserved matters was approved in 2014 for the 61 No. dwellings scheme with the

approved plans showing that there would be a mix of 2, 3 and 4 bedroom houses, and 4 No. blocks of one/two bedroom flats. The scheme comprised of two phases, with Phase 1 essentially equating to the area of the current application site. To accord with a unilateral undertaking that accompanied the outline permission of 2010 Phase 1 of the development provided for 9 No. affordable units, an education contribution of £89,205 and a fire and rescue contribution of £5,065. (Phase 2 was in turn to have 10 No. affordable units, an education contribution of £80,710 and a fire and rescue contribution of £4,583).

3.0 Policy Considerations

3.1 National Planning Policy Framework (NPPF)

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Section 6 - Wide choice of high quality homesSection 7 - Requiring good design

3.2 South Kesteven District Council Core StrategyPolicy EN1 - Protection and EnhancementPolicy EN4 - Sustainable Construction and DesignPolicy H1 - Residential DevelopmentPolicy H3 - Affordable HousingPolicy SP1 - Spatial StrategyPolicy SP4 - Developer Contributions

4.0 SKDC Corporate Priorities Grow the economy Support good housing for all

5.0 Representations Received

LCC Highways & SuDS Support Raise no objections in principle.

Education & Cultural Services Seek a contribution of £84,803 in respect of 3 No. primary school and 3 No. secondary school places.

Environment Agency Have no comments to make on the application.

SKDC Projects Officer (Drainage) Has no comments.

Environmental Protection Services Have no objections in principle.

Heritage Lincolnshire Advise that no archaeological intervention is required.

Environmental Protection Services Have no objections in principle.

SKDC Affordable Housing Officer Welcomes the proposed development as the District Council is working with the applicants to build this affordable homes scheme which will be nominated from the Council's Housing Register. The nomination agreement will include a cascade to offer the affordable housing units to applicants with a direct connection to Grantham in the first instance, thereafter to other applicants who have a direct connection to the South Kesteven area.

NHS England Have no comments

Anglian Water Services Raise no objections in principle.

Upper Witham Internal Drainage Board

Have no comments.

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SKDC - Street Scene Have no comments

Lincolnshire Fire & Rescue Services Have no objections to the scheme and have not requested any financial contributions.

6.0 Representations as a Result of Publicity

6.1 The application has been advertised in accordance with the statement of community involvement. No letters of representations have been received.

7.0 Evaluation 7.1 Planning Policy Implications 7.1.1 The principle of the development of the site for residential purposes has been established by the

previous grants of the outline planning permission and the reserved matters approval. There was a condition on the outline approval of 2010 that restricts the number of units to 61 No dwellings on the larger site (including the land to the south) and given that the present scheme would deliver a similar number of dwellings as Phase 1 of the reserved matters approval any future development of the remaining land would not be compromised. The scheme is therefore compliant with Policies SP1 and H1 of the adopted Core Strategy.

7.1.2 As a scheme of affordable units, the proposed development has come forward with the support of

the District Council's Partnership and Projects Officer (Affordable Housing) and the homes on the scheme will be nominated to persons from the District Council's Housing Register. The nomination agreement will include a cascade to offer the affordable housing units to applicants with a direct connection to Grantham in the first instance, thereafter to other applicants who have a direct connection to the South Kesteven area. A condition of any approval will require that the scheme be developed and thereafter be operated in accordance with the terms of the nomination agreement. The scheme will therefore fully meet the objectives of Policy H3 of the Core Strategy and central government advice set out in the National Planning Policy Framework.

7.2 Impacts on Residential Amenities 7.2.1 The scheme provides for the dwellings adjoining existing properties on Hathersage Close to have

increased rear garden areas in comparison to those shown on the reserved matters approval (of 2014). Further, having regard to the relationship with existing dwellings on Harris Way and fronting onto Caunt Road, it is considered that the proposed new units would in terms of their siting and orientation respect the position of the existing dwellings. Further, the first floor bathroom room windows to the eastern side elevations of the easternmost new dwellings (on Plots 19 and 20) would 'face' the blank gables of the adjoining dwellings on Harris Way. Accordingly, the proposed dwellings would not have any significant overbearing, overshadowing or overlooking impacts on existing dwellings adjoining and surrounding the site. Further, the traffic generated to and from the site is unlikely to give rise to any significant impacts on existing surrounding dwellings in terms of noise and disturbance. It is also considered that if the commercial premises to the south of the site was retained (and thus not re-developed) then given its relationship with the proposed development, and the screening proposed, the amenities of the future residents would not be significantly compromised. The proposals are therefore consistent with the guidance set out in paragraph 17 of the National Planning Policy Framework.

7.3 Impacts on Visual Amenities

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7.3.1 The character of the immediate surroundings is defined by the Grantham Townscape Assessment as being a mix of twentieth century and more modern housing at high density, fine grain with small rear gardens. This proposed development is considered to be in keeping with the form and character of this surrounding area. The proposed materials to be used to the development have also been chosen having regard to their immediate surroundings utilising red-multi and russet mix bricks and grey tiled roofs.

7.3.2 The proposed scheme also respects the previously approved proposals for the site and would be

seen as an integral element of the penultimate part of the larger Springfield Road residential development. Indeed, it is considered that the current proposal provides for a scheme that would have a greater degree of visual integrity; in particular as a result of dwellings on the current proposal (on Plots 1-4 inc.) presenting their front elevations to Caunt Road to provide increased integration with the existing streetscape. It is therefore concluded that the scheme is in line with the requirements of Policy EN1 of the Core Strategy.

7.4 Highway Safety/Services Implications 7.4.1 The County Council as the local highway authority has no objections in principle subject to

appropriate conditions securing the necessary road construction details. Conditions are also proposed to secure and then maintain the proposed parking and turning arrangements. The applicants have also satisfactorily demonstrated that future residential development proposals on the 'remaining land' to the south would not be compromised by having a separate access off Caunt Road. The Highway Authority have specifically indicated that in principle the separate access would have adequate capacity to serve the 30 No. dwellings (maximum) envisaged by the 2014 reserved matters approval.

7.4.2 In terms of the water environment, the County Council as the lead flood authority raise no

objections in principle. Further, Anglian Water and the Environment Agency raise no objections to the foul and surface water drainage proposals. The Lincolnshire Fire and Rescue Service have no comments to make on the scheme and the Heritage Trust of Lincolnshire advises that no archaeological intervention is required. SKDC Environmental Services are satisfied that the site can be developed provided contamination mitigation conditions are put in place. Further, the standards of sustainable construction required for this affordable housing scheme will meet the objectives of Policy EN4 of the Core Strategy.

7.5 Section 106/Viability 7.5.1 By reason of its number of dwellings the scheme would normally trigger commuted sum

requirements to be secured by a Section 106 Agreement and the County Education Services have sought a contribution of £84,803 - in respect of 3 No. primary school and 3 No. secondary school places - whilst a commuted sum would also be required in relation to off-site formal play provision.

7.5.2 In this case, however, the application has been accompanied by a Viability Assessment which

concludes that if the scheme was to attract a commuted sum for education provision or a requirement for on-site/off-site play provision then the present affordable housing scheme would not be financially viable as a development project. This Viability Assessment has been reviewed and its financial submissions/modelling 'tested' by the District Valuer Services who have similarly concluded that the scheme would not be viable if the Section 106 contributions were required by the District Council. As such it is considered that it has been demonstrated that the scheme has had full regard to the criteria set out in Policy SP4 of the Core Strategy.

7.6 Conclusion 7.6.1 It is therefore considered that the proposed residential development fully meets the objectives of

the housing policies of the Core Strategy and meets the aspirations of central government set out in the National Planning Policy Framework, and re-stated in recent ministerial statements, to

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deliver affording housing. In do so the proposal will not compromise highway safety or be likely to adversely impact upon the amenities of nearby existing residential properties. There are also no technical constraints to the development of the site which has had the benefit of previous approvals for residential schemes.

8.0 Crime and Disorder 8.1 It is considered that the proposals would not result in any significant crime and disorder

implications.

9.0 Human Rights Implications 9.1 Article 6 (Right to fair decision making) and Article 8 (Right to private family life and home) of the

Human Rights Act have been taken into account in making this recommendation. 9.2 It is considered that no relevant Article of that act will be breached.

10.0 RECOMMENDATION: that the development is Approved subject to the following 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 the following list of approved plans: Drawing No. 4887/00/01 (received on 16 November 2015)Drawing No. AS2055/1 Rev A1 (received on 16 November 2015)Drawing No. 0824-A-2001 Rev D (received on 16 November 2015)Drawing No. 0824-A-2002 Rev B (received on 18 December 2015)Drawing No. 0824-A-2003 Rev A (received on 16 November 2015)Drawing No. 0824-A-2100 Rev B (received on 16 November 2015)Drawing No. 0824-A-2101 Rev C (received on 16 November 2015)Drawing No. 0824-A-2102 Rev B (received on 16 November 2015)Drawing No. 0824-A-2103 Rev A (received on 16 November 2015)Drawing No. 0824-A-2104 Rev B (received on 16 November 2015)Drawing No. 0824-A-2105 Rev C (received on 16 November 2015)Drawing No. 0824-A-2106 Rev C (received on 16 November 2015)Drawing No. 0824-A-2107 Rev C (received on 16 November 2015)Drawing No. 0824-A-2108 Rev C (received on 16 November 2015)Drawing No. 0824-A-2109 Rev - (received on 16 November 2015)Drawing No. 0824-A-5000 Rev - (received on 16 November 2015)Drawing No. 0824-A-5001 Rev - (received on 16 November 2015)Drawing No. 0824-A-8012 Rev G (received on 16 November 2015)Drawing No. 0824-A-8013 Rev A (received on 16 November 2015)Drawing No. 0824-A-7000 Rev - (received on 16 November 2015)

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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 With the exception of the implementation of the site stripping works, diversion of existing services and works to secure the site as shown on Drawing SSW01 (dated 20 January 2016), no development shall be commenced until drawings to a metric scale showing the full engineering, drainage, street lighting and constructional details of the proposed road(s) to serve the development (including the proposed junction(s) onto Hathersage Close) shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a phasing timetable/programme where necessary.

Reason: In the interest of highway safety; to ensure a satisfactory appearance to the highways infrastructure serving the development; and to safeguard the visual amenities of the locality and users of the highway.

4 With the exception of the implementation of the site stripping works, diversion of existing services and works to secure the site as shown on Drawing SSW01 (dated 20 January 2016), no development shall take place until a surface water drainage scheme for the site, based on sustainable urban drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall: a) 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 run-off rate for the undeveloped site; b) Provide attenuation details and discharge rates which shall be restricted to 5.0 litres per second; c) Provide details of the timetable for and any phasing of implementation for the drainage scheme; and d) Provide details of how the scheme shall be maintained and managed over 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. Reason: to ensure that surface water run-off from the development will not adversely affect, by reason of flooding, the safety, amenity and commerce of the residents/users of this site, and others off-site.

5 With the exception of the implementation of the site stripping works, diversion of existing services and works to secure the site as shown on Drawing SSW01 (dated 20 January 2016), no development shall take place until a foul water drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. Reason: To prevent flooding, pollution and detriment to public amenity through the provision of suitable water infrastructure.

During Building Works

6 This affordable housing scheme comprising of 15 No. units in shared ownership and 16 No. units for affordable rent shall be provided in accordance with the approved scheme as shown on the drawings listed at condition 2 above and shall meet the definition of affordable housing in Annex 2 of the National Planning Policy Framework or any future guidance that replaces it. Before any construction work on the erection of any dwelling is first commenced the following shall be agreed in writing with the Local Planning Authority:

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i. the arrangements for the transfer of the affordable housing to an affordable housing provider (or the management of the affordable housing if no RP (Register Provider) is involved);

ii. the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and

iii. the occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced. Reason: To ensure the provision and retention of this affordable housing scheme development in accordance with national, regional and local housing policies considered and in accordance with Policy H3 of the adopted South Kesteven Core Strategy and Planning Obligations Supplementary Planning Document June 2012, Section 2 Affordable Housing.

7 The 'environmental recommendations' set out under section 8 of the report Phase I & II Geo-Environmental Assessment, Land off Caunt Road, Grantham EPS Ref: UK15:1908 (received on 16 November 2015) shall be implemented in full during the construction phase of the development. Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of the future residents and users of the development; and in accordance with Policy EN1 of the adopted South Kesteven Core Strategy (July 2010) and guidance contained in National Planning Policy Framework.

8 No hardstanding areas shall be constructed on the site until the works have been carried out in accordance with the surface water strategy so approved unless otherwise agreed in writing by the Local Planning Authority. Reason: To prevent environmental and amenity problems arising from flooding

Before the Development is Occupied

9 The development hereby permitted shall not be occupied or brought into use until a verification report for the remedial works set out in the 'environmental recommendations' set out under section 8 of the report Phase I & II Geo-Environmental Assessment, Land off Caunt Road, Grantham EPS Ref: UK15:1908 (received on 16 November 2015) has been submitted and approved in writing by the Local Planning Authority. The report shall be submitted by the agreed competent person and identify that approved remedial works have been implemented. The report shall include, unless agreed in writing:

(a) A complete record of remediation activities, and data collected as identified in the remediation scheme, to support compliance with agreed remediation objectives;

(b) As built drawings of the implemented scheme;

(c) Photographs of the remediation works in progress; and

(d) Certificates demonstrating that imported and/or material left in situ is free from contamination.

Thereafter the scheme shall be monitored and maintained in accordance with the approved remediation scheme.

Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of the future residents and users of the development; and in accordance with Policy EN1 of the adopted South Kesteven Core Strategy (July 2010) and guidance contained in National Planning Policy Framework.

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10 Before any part of the development permitted is first occupied/brought into use (or as otherwise first agreed in writing by the Local Planning Authority), the works to provide the approved surface water drainage scheme(s) shall have been completed in accordance with the approved details. The approved scheme shall be retained and maintained in full in accordance with the approved details.

Reason: to ensure that surface water run-off from the development will not adversely affect, by reason of flooding, the safety, amenity and commerce of the residents/users of this site, and others off-site.

11 Before any part of the development permitted is first occupied/brought into use (or as otherwise first agreed in writing by the Local Planning Authority), the works to provide the approved foul water drainage scheme shall have been completed in accordance with the approved details. Reason: To prevent flooding, pollution and detriment to public amenity through the provision of suitable water infrastructure.

12 The proposed road(s) (including the proposed junction(s) onto Hathersage Close) and the associated drainage and street lighting shall be completed in accordance with the approved details before any dwelling is first occupied unless otherwise agreed in writing with the Local Planning Authority. Reason: In the interest of highway safety; to ensure a satisfactory appearance to the highways infrastructure serving the development; and to safeguard the visual amenities of the locality and users of the highway in accordance with Policies.

13 The approved arrangements for the parking/turning/manoeuvring of vehicles within the development permitted shall be provided before the relevant dwelling(s) is first occupied and shall be kept permanently free for such use at all times thereafter. Reason: In the interest of highway safety; to ensure that sufficient off-street car parking facilities are provided and retained and to allow vehicles to enter and leave the highway in a forward gear in the interests of highway safety.

14 The approved works to provide the approved boundary treatments (including any associated approved retaining walls) on the development permitted shall be provided before the relevant dwelling(s) is first occupied. 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 dwellings and in accordance with Policy EN1 of the adopted South Kesteven Core Strategy (July 2010).

15 Before the development permitted is first occupied/first brought into use, all hard landscape works shall have been carried out in accordance with the approved hard landscaping details. Reason: Hard landscaping makes an important contribution to the development and its assimilation with its surroundings and in accordance with Policy EN1 of the adopted South Kesteven Core Strategy (July 2010).

16 Before any dwelling hereby permitted is first occupied/first brought into use, the finished floor levels for that dwelling(s) and the finished land levels of the surrounding lands (including any curtilage/garden area) shall have been constructed in accordance with the approved details. Reason: In the interests of the visual amenities of the area and in accordance with Policy EN1 of the adopted South Kesteven Core Strategy (July 2010).

17 Before any part of the development hereby permitted is first occupied/first brought into use, the external surfaces to buildings shall have been completed in accordance with the approved details shown on the Materials Schedule REP001 (received on 16 November 2015).

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Reason: To ensure a satisfactory appearance to the development and in accordance with Policy EN1 of the adopted South Kesteven Core Strategy (July 2010).

18 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. Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policy EN1 of the adopted South Kesteven Core Strategy (July 2010).

19 Before first occupation of the relevant dwellings(s) hereby permitted, the refuse and recycling storage facilities shown on the approved drawings listed at condition 2 shall have been fully implemented and made available for use. Those facilities shall thereafter be retained for use at all times. Reason: To ensure the provision of satisfactory facilities for the storage of refuse and recycling.

Ongoing Conditions

20 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, 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.

21 The approved affordable housing scheme once provided shall thereafter be retained in perpetuity during the lifetime of the development in accordance with the details agreed under condition 6 above unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure the provision and retention of this affordable housing scheme development in accordance with national, regional and local housing policies considered and in accordance with Policy H3 of the adopted South Kesteven Core Strategy and Planning Obligations Supplementary Planning Document June 2012, Section 2 Affordable Housing.

Standard Note(s) to Applicant:

1 This site is within 50m of a Land Contamination Concern. Please contact Environmental Protection Services on 01476 406300 for further information.

2 You are advised that the application site falls within an area affected by Radon. You are asked to contact the Council's Building Control section (telephone number 01476 406187) to ascertain the level of protection required and whether a geological assessment is necessary.

3 Lincolnshire County Council (as Local Highway Authority) advise that prior to the submission of details for any access works within the public highway you must contact the Divisional Highways Manager on 01522 782070 for application, specification and construction information.

4 In reaching this decision the Local Planning Authority has worked with the applicants at the pre-application and formal application stages in relation to addressing issues in respect of affordable housing provision and development viability. As such it is considered that the decision is in accordance with paragraphs 186-187 of the National Planning Policy Framework.

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5 The District Council's Environment Protection Section advises that no burning of materials should take place on the site.

6 You are advised to follow the recommendations of the report of Alpha Associates (dated 25th August 2015) during the construction phase of the development.

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Site Layout Plan

Streetscape: Dwellings Fronting onto Caunt Road

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Streetscape - Dwellings Within the Development Site Looking North (S01) and South (S02)