Item No 4

Site: Land at Nettleham Road/Lincoln Road, Lincoln

Application No: 2009/0299/RM

Target Date:

Agent: Lichfield Planning

Applicant: Mr Robin Taylor

Development: Submission of details of layout, scale, external appearance, means of access and a scheme for landscaping as required by condition 1, and a noise impact assessment required by condition 14 of Outline planning permission 2004/0789/O, 'Erection of Dwellings'.

Background Application is for a submission of reserved matters of layout, scale, external appearance, means of access and a scheme for landscaping required by the outline planning permission granted for housing at land at Nettleham Road. The submission also includes details of a noise impact assessment that was required by Condition 14 of the outline permission. The site is an area of agricultural land on the edge of the built up area of Lincoln, located between Nettleham Road and the A46 Lincoln Relief Road. The site falls within 2 administrative districts, City of Lincoln Council and West Lindsey District Council. The largest part of the site at 7.0419 hectares, is located within the City of Lincoln boundary. Outline planning permission for housing was granted in 2006. The application site is adjacent to the extension to the Nettleham Road District Mixed Use Centre granted planning permission under LB40/0162/97 May 1997.

Issues To assess the proposal with regard to Government, Regional and Local Planning Policy. Policies Referred to Policy 35 : Design of New Residential Areas Policy 44A : Sites of Special Scientific Interest and other Critical Natural Assets Policy 44B : Basic Natural Stock Policy 45A : Trees and Other Ecological Landscape Features on Development Sites Policy 56A : New Housing (Self Contained)

Policy 65B : Play and Amenity Space in Housing Areas Policy 48B : Additional Playing Fields Provision Responses Mrs C M Myers Clerk to the Langworth Group Parish

Council 12 Ash Tree Avenue Nettleham LN2 2TQ

Comment – please ensure that adequate provision is made for surface water that will be discharged into Nettleham Beck does not come off the area of development faster than it does at present

Environment Agency

Waterside House Waterside North Lincoln LN2 5HA

Comment – No objections subject to condition requiring a scheme for surface water drainage.

Mrs R Johnson 125 Searby Road

Lincoln Lincolnshire LN2 4DT

Objection – concerned about loss of privacy and the proximity of the house and garage next to her property

G A Hunter 123 Searby Road

Lincoln Lincolnshire LN2 4DT

Objection – two storey dwelling to the rear of the bungalow will affect privacy through overlooking

Mr Marcus Wallis 120 Searby Road

Lincoln Lincolnshire LN2 4DT

Objection – concerned about overlooking leading to loss of privacy. Also question suitability of Searby Road as an access to the site.

Mrs J Freeman 118 Searby Road

Lincoln Lincolnshire LN2 4DT

Objection – concerned about overlooking, new houses are very close to existing bungalows

M C Hyman 9 Hawkshead Grove

Lincoln LN2 4XB

Objection – extra vehicles will cause increased queueing and delays on an already busy highway network.

Lincolnshire Trust for Nature Conservation

Banovallum House Manor House Street Horncastle Lincs LN9 5 HF Attn. Mr Phil Porter

Comments – support retention of 5 m buffer strip to avoid disturbance of water voles, pleased area of Roaring Meg will remain undisturbed and support the incorporation of bird and bat boxes

Highways & Planning

Lincolnshire County Council Comments – no objections subject to the

Mr & Mrs J Green

102 Searby Road Lincoln Lincolnshire LN2 4DT

Comments – concern about the extra traffic and hope traffic calming measures will be incorporated. Also hope consideration given to the wildlife when clearing the bushes and hedges

Mr & Mrs Maxwell

110 Searby Road Lincoln Lincolnshire LN2 4DT

No objections – welcome the development as it will enhance the local neighbourhood. Hope some of the trees and hedge can be retained on the boundary.

S. R Hufton 121 Searby Road

Lincoln Lincolnshire LN2 4DT

Objection – concerned about erection of two storey houses behind property and potential for overlooking

Consideration of Issues The principle of housing on this site has already been agreed through the granting of an outline planning permission for residential use. This application seeks approval for the detailed layout and design of the housing on the site. The approach to the site is viewed as being not just residential development but part of a wider comprehensive scheme of urban extension development which will integrate a substantial residential development with the expanding District Mixed Use Centre previously granted Planning Permission. As such the layout incorporates a road and pedestrian link through to the District Mixed Use Centre site with a pedestrian link through to Lincoln Road. The application proposes 244 dwellings (a further 63 in West Lindsey) in a mixture of apartments, terraced, semi detached and detached houses ranging from 1 to five bedroom. I am satisfied therefore that there is a good range of different styles of housing on the site. The layout, following lengthy negotiations with the applicants, follows urban design principles and although the houses are designed as standard house types there are sufficient to provide good levels of design and interest across the site. The layout also incorporates landscape planting and green features, including larger areas of green open space. The layout also provides for a footpath/cycleway along the Roaring Meg and all open space is subject to a condition on the outline planning permission requiring its ongoing maintenance. The applicant has submitted a detailed landscaping scheme which should provide a pleasant environment for this prominent site on the edge of the City adjacent to the by pass To ensure that the new housing is sustainable a condition should be attached to any permission requiring that all housing be at least Code Level 3 under the Governments Code for Sustainable buildings. Five objections have been received to the scheme from residents on Searby Road concerned about the introduction of two storey houses near their properties which are bungalows and the consequent loss of privacy for these residents

121 & 123 Searby Road These two bungalows are on the north side of Searby Road. The proposals would introduce three new properties to the rear of these bungalows with a distance of 38-44 metres between the new and existing buildings. I consider this to be a reasonable distance and one which will ensure that there is no opportunity for overlooking between the properties 125 Searby Road The development proposes a new house to the side of this bungalow and three sharing a side and rear boundary. Those to the rear are sited 34-37 metres away and I consider this to be an acceptable distance to avoid the potential for overlooking. The new property proposed next to the existing bungalow has been handed so that it is now set 9 metres from No 125, projecting only 2 metres beyond the rear elevation of the bungalow. I therefore consider this to be an acceptable relationship. 118 & 120 Searby Road Both of these bungalows are on the south side of Searby Road. They are separated from the development by a hedge which is to be replaced by a native hedge and a footpath. The rear elevation of two new houses in the development will face the existing bungalows gardens, but at a distance of 25 metres at the closest point I do not consider that this relationship will be harmful to the amenities of the residents of the bungalows. Affordable Housing A condition was placed on the outline planning permission requiring the submission of details of the affordable housing to be provided on site at a rate of 20%. This condition will need to be discharged before work can commence on site and the applicants have indicated that this requirement can be achieved on site within the proposed housing mix and specification, and the housing will be “pepperpotted” through out the site. Play and Amenity Space/Landscaping/Ecology The site is mainly open agricultural land with the exception of the Roaring Meg Marsh and stream, which flows across the site, emerging from a small area of marsh land in the sites South West corner. The Roaring Meg is a Critical Natural Asset and a form of Basic Natural Stock. The City of Lincoln Local Plan views this visually attractive limestone spring and marshland area as providing local identity with proposed new development in the area, and as such is supported by policies in the City of Lincoln Local Plan to prevent its development. The Roaring Meg Marsh and Stream has been retained as a feature within the development and managed by a management company. Play and amenity space are provided at an acceptable level across the site and the future maintenance will be carried out by a Management company. The required playing field provision is best provided off site via a developer

contribution and this is covered via a condition on the outline planning permission. The Lincolnshire Wildlife Trust have requested that the scheme provides mitigation for bats and birds and the applicants have stated that they would be happy to accept a condition requiring details of bat and bird boxes to be submitted for approval. Education Provision A condition was attached to the outline planning permission requiring details of the provision for educational facilities on the site to be approved before work commences on site. Discussions are ongoing between the applicant and Lincolnshire County Council as education authority, but it is likely that the provision will take the form of a financial contribution via a section 106 legal agreement to discharge the condition. Transport Comments have been received from the residents at 9 Hawkshead Grove and 102 Searby Road regarding the increase in traffic to the site and concerns as it is already a busy area with queueing traffic. Access to the site is proposed via Searby Road and through the District Mixed Use Centre site via Nettleham Road. The principle of the use of the site for housing was agreed via the outline planning permission in terms of the amount of traffic visiting the site. In respect of this application the negotiations have been about the detailed layout of the development ensuring it is safe and to a high standard of design. The development now delivers a clear hierarchy of streets and emphasises removing the dominance of the car. The highway authority is now happy that this has been achieved in the latest revised layout and has requested standard conditions be applied to any permission to ensure that the site is developed in accordance with the agreed layout and specification. The highway authority have also requested that a condition be attached to any permission requiring the submission of a residential travel plan, this is in line with the requirements of PPG13: Transport and will ensure that the site is sustainable and reduces dependency on the car. Flood Risk Lengthy negotiations have been ongoing with the Environment Agency regarding the flood risk on site. Comments have been received from the Clerk to the Langworth Group Parish Council raising concerns regarding the knock on impact of flooding in Nettleham. The negotiations and discussions have resulted in the Environment Agency now being satisfied that the surface run off from the site can be adequately managed to prevent an increase in the risk of flooding subject to the addition of a condition requiring the submission of a surface water drainage scheme that takes account of sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development.

Condition 14 The application also includes details of a noise impact assessment required by Condition 14 of the outline planning permission to ensure that the new dwellings will not be detrimentally effected by noise from the nearby A46. The report has been assessed by the environmental health officer and following further negotiation a scheme of mitigation has been agreed that the Officer is happy with. This will involve the erection of a 1.8 metre fence on top of the existing earth bund which will reduce the external noise levels down to acceptable noise levels at the private gardens of the majority of dwellings on the development site. There is screening already in place between the bund and the bypass and therefore I believe that the erection of a 1.8 metre fence in this location will not be visually obtrusive. Conclusion The application for reserved matters has been the subject of lengthy negotiation between the Councils Officers and the applicants which has now resulted in a layout that has a good standard of design and will not cause harm to surrounding residents. Affordable housing, amenity open space and education facilities will either be provided on site or via a section 106 legal agreement and therefore the application is in accordance with relevant policy in the City of Lincoln Local Plan. The details submitted to discharge condition 14 of the outline planning permission are acceptable and should ensure that the residents of the development are not unduly affected by the noise from the A46.

Financial Implications None. Legal Implications A legal agreement will be entered into to secure the playing field and education facilties. Equality Implications There are no equality implications raised by this proposal which are not considered under other legislation. Recommendation

1. Grant conditionally the application for reserved matters. 2. Grant the application to discharge Condition 14 of the outline planning

permission. Conditions 1. Provisions of bat and bird boxes. 2. Highway conditions to ensure development is in accordance with plans

and submission of a residential travel plan. 3. Environment Agency condition regarding surface water drainage 4. Development to be in accordance with plans

5. Housing to be at least Code level 3 sustainable housing Report by: Head of Planning Services

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LUPIN ROAD

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Issues

Site Location Plan Location of properties from where an objection has been received Photographic Viewpoint Location of property from which a letter of support has been received

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Site Layout Plan Artists Impressions of various parts of the site

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