Land at Denby Dale Close - City of Lincoln Council
Site: Application No: Target Date: Agent: Applicant: Development: Land at Denby Dale Close, (Next to 10 Denby Dale Close), Lincoln, LN6 0XL 2015/0052/F Heronswood Design Ltd Mr Jim Andrew Erection of 6 two storey dwellings with garages. Background Site Location and Description Planning permission is sought for 3 pairs of semi detached dwellings, 2 with integral garages and 2 detached double garages to serve the other 4 properties. The properties would all have three bedrooms and off street parking. The site is currently an undeveloped area of green space at the point where three cul-desacs meet; Dellfield Close, Teesdale Close and Denby Dale Close. Planning History 2000/0519/O – Refusal for the erection of 2 no. single storey dwellings due to the loss of amenity area and informal open space. Case Officer Site Visit Undertaken on 24th March 2015. Issues National and Local Planning Policy Visual Amenity Residential Amenity Loss of Trees Loss of Informal Green Space Highways Policies Referred to 1 National Planning Policy Framework 2 Policy 34 - Design and Amenity Standards 3 Policy 56A - New Housing (Self-Contained) Consultations Consultations were carried out in accordance with the Statement of Community Involvement, adopted May 2014. Responses Mr and Mrs M Byers 43 Dellfield Close Lincoln Lincolnshire LN6 0EQ C. J. Howard 8 Denby Dale Close Lincoln Lincolnshire LN6 0XL Lincolnshire Police Police Headquarters PO Box 999 Lincoln LN5 7PH Alan Turner 7 Denby Dale Close Lincoln Lincolnshire LN6 0XL Highways & Planning Lincolnshire County Council Mr AD McIntyre and Mrs MI McIntyre 10 Denby Dale Close Lincoln Lincolnshire LN6 0XL John Charman 12 Dellfield Close Lincoln Lincolnshire LN6 0EQ Alan Turner 7 Denbydale Close Lakelands Lincoln LN60XL Mr & Mrs McIntyre 10 Denby Dale Close Lincoln Lincolnshire LN6 0XL Six letters of objection have been received as well as one petition. The issues principally relate to: Access through from the existing cul-de-sacs Loss of trees Issues during construction – speed of construction traffic, mud on the road, damage to existing roads and verges Increase in traffic Overlooking to no.10 Denby Dale Close Devalue existing properties Loss of sunlight Impedes access to the driveway at no.10 These issues will be addressed in the main body of the report. Consideration of Issues National and Local Planning Policy Paragraph 14 of the National Planning Policy Framework (the Framework) outlines that “at the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking. For decision-taking this means: approving development proposals that accord with the development plan without delay; and where the development plan is absent, silent or relevant policies are out of date, granting permission unless: any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or specific policies in this Framework indicate development should be restricted. The site is located within an area allocated as residential within the City of Lincoln Proposals Map and as such the following Polices require consideration. Policy 34 indicates that planning permission will be granted for new buildings as long as they meet the following requirements: the scale, massing, height, design, external appearance and facing materials to be used in the development must complement the architectural style and townscape character of the locality; the siting and layout of any new building or extension must ensure a satisfactory physical and functional relationship to adjoining buildings and streetscape; the amenities which occupiers of neighbouring properties may reasonable expect to enjoy must not be harmed by, or as a result of, the development. Policy 56A: New Housing (Self Contained) Planning permission will be granted for new, self-contained housing on sites within areas shown on the proposals map as being predominantly for residential use. ‘Self contained accommodation’ is that occupied by a single household and where the household has the exclusive use of living, dining and sleeping space, kitchen facilities, a w.c. and a bath or shower, all behind its own private door. The Principle of the Development Given the existing national and local planning policy and the predominantly residential use of the surrounding area it is considered that the proposed development would be acceptable in principle. Visual Amenity It is proposed to build 3 pairs of semi detached dwellings, 2 with integral garages and 2 detached double garages to serve the other 4 properties. The properties would all have three bedrooms and off street parking. The properties would be constructed of red/brown facing brickwork with dark brown/grey interlocking concrete roof tiles. The windows would be cream upvc and a upvc coloured door. Whilst the north side of Denby Dale Close is made up of bungalows the rest of the immediate area is dominated by semi detached dwellings, the majority of them constructed of red brick. It is therefore considered that the external appearance and facing materials to be used in the development would complement the architectural style and townscape character of the locality in accordance with Policy 34 of the Local Plan. The external spaces would be defined by close boarded timber fence. It would be used to the boundaries with Dellfield Close and Denby Dale Close as well as separating the rear gardens of the properties. The loss of the existing area of trees would have an impact on the visual appearance of the area; this is discussed in more detail below. Residential Amenity Policy 34 of the Adopted Local Plan, along with Paragraphs 17, 59 and 123 of the NPPF, refer to the implications of development upon amenity. “The amenities which occupiers of neighbouring properties may reasonable expect to enjoy must not be harmed by, or as a result of, the development” It is therefore necessary to determine whether the proposals would result in any harmful implications upon amenity. There would be a separation distance of 7metres between the main dwelling house at plot 6 and 10 Denby Dale Close. An existing 1.8metres high close boarded fence separates the plots. No.10 is a single storey dwelling, there is one window in the west elevation fronting the proposed development, however this serves the garage and not a habitable room. There are no windows in the side elevation on plot 6; however there is a first floor bedroom window to the rear of the proposed property which has the potential for overlooking into the rear garden of no.10. The proposed new dwelling would be positioned in line with the front elevation of No.10 and as such any immediate view from plot 6 would be of the garage and the view of the rear garden would be obscured by the roof line of No.10. There would be a separation of 12metres between plot 1 and 43 Dellfield Close. No.43 is a two storey semi detached dwelling with a detached single storey garage to the north elevation. No.43 has one window at first floor level on the north elevation. This appears to be a landing window and not window serving a habitable room. There are no windows to the side elevation of plot 1. Given the distances between these two dwellings it is not considered that there would be an issue of overlooking. Loss of Trees The plan indicates that some 61 trees would need to be removed to facilitate the proposed development. The City Councils Arboricultural Officer has visited the site and inspected each one. None of the trees are the subject of a Tree Preservation Order. There are 40 Birch, 16 Oaks, 1 Holly, 2 Rowans and 2 Maples that are proposed to be felled plus a group of young, self set saplings located centrally within the site. The trees vary in maturity and condition from saplings to mature specimens with some being of poor form and condition while others are large, healthy specimens with some significant amenity value. Approximately 60% of the trees could be considered as being in a fair condition, of reasonable good form and with a relatively long safe useful life expectancy. Approximately 40% of the trees have some indications of either poor condition; poor form, suppressed or have a limited safe useful life expectancy. It is proposed to retain the trees located at the extremities of the proposed development site, particularly the belt of mixed woodland situated to the north and west of the site boundary and small groups of trees located adjacent to the ‘hammerhead’ parking areas between Denby Dale Close, Teesdale Close and Dellfield Close. The loss of the trees would undoubtedly change the visual appearance of the area. A number of the objections have highlighted the loss of this area of amenity to local residents. On visiting the site it is clear that this area is unmaintained and any amenity provision is informal. No formal footpaths exist although clear footways have been created over time. The trees to the rear of the site would be retained. These trees would offer a degree of screening and sound proofing between the proposed properties and the A46 beyond. Loss of Informal Green Space Paragraph 58 of the NPPF advocates good design and states that development should “optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks.” It is considered that the proposed scheme incorporates all these elements and enhances the current area by providing a functioning area of green space which will be maintained, unlike the current area. Discussions are currently ongoing with the applicant as to how this maintenance would be achieved and members will be updated at the planning meeting with clarification on this matter. Highways It is proposed to access plots 1-3 from Dellfield Close and plots 4-6 from Denby Dale Close. It is proposed to place bollards between plots 3 and 4 to stop a through route being created; the private driveway would be for access to the proposed dwellings only. This ensures that cars would be unable to use this route as a “rat run” which has been of concern to local residents. The Highways Authority has raised no objections to the proposed development. It is not considered that the proposals would create an unacceptable increase in traffic. One resident has raised concern about access to their driveway at no.10 Denby Dale Close. The proposed new road would be a continuation of the existing road at Denby Dale Close and there is no reason why this would impact on the existing driveway to no.10. Visibility to enter and exit this driveway would still be maintained. Other Issues Concerns have been raised about the construction phase of the development; speed of construction traffic, mud on the road and damage to existing roads and verges. In order to mitigate these issues a pre-commencement condition could be added to any permission granted for the submission of a Construction Management Plan which would ensure that these matters are addressed. Lincoln Townscape Assessment Hospital Plantation Character Area is an extensive area of semi-natural oak-birch woodland on the western boundary of the City. It includes areas of remnant heath land, planted pines, broad-leaved plantations, two ponds and several damper areas. It is made up of two sites, Hospital Plantation and Birchwood Nature Park. Up until the Early Industrial period [1750-1845 AD] this area was probably open heath land and typical heath species like bell heather and purple moor grass can still be found in several areas. On the eastern side of the bypass there is a particularly good example of heath land habitat and this is one of only two sites in the City where it is known to occur. The land was probably enclosed during the Early Industrial period. Later woodland planting of the 19th/20th century occurred within field units, and as a result many of the edges of the Character Area correspond to the lines of field boundaries associated with the enclosure of the land in the Early Industrial period. Hospital Plantation would have been one of a number of plantations that existed in the surrounding area. The creation of large woodland plantations appears to have occurred during the 19th and 20th centuries, partly in response to poor profitability of agricultural land across the UK during this period due in part to the increasing globalisation of food markets. The earliest plantation, Hospital Plantation, occurred in the centre of the Character Area, however Cross Holts in the north of the area may be earlier, as ‘holt’ derives from an old English word for woodland. Skellingthorpe Moor plantation, either side of the A46 in the northwest of the area, was mostly laid out between 1930 and 1950. Conclusion It is considered that the proposed development would be in accordance with both national and local planning policy. The design of the dwellings would be in keeping with the local area and whilst there would be loss of trees and an informal green space it is considered that on balance the proposal is suitable in this predominantly residential location. Financial Implications None. Legal Implications None. Application Negotiated Either at Pre-Application or During Process of Application Yes. Equality Implications None. Application Determined Within Target Date Yes. Recommendation Grant Conditionally. Conditions Development to commence within three years Development to be in accordance with plans Construction management plan Vehicle charging points Tree Protection Materials Landscaping Report by: Planning Manager Site Location Plan Site block Plan Photographs Looking towards Dellfield Close No.43 Dellfield Close Taken from Dellfield Close looking across the site Boundary with No.43 Dellfield Close Within the site Taken from within the site looking towards Teesdale Close No.10 Denby Dale Close Taken from Denby Dale Close Taken from within the site, edge of 10 Denby Dale Close on right. Taken from Teesdale Close looking towards Dellfield Close Boundary with No.10 Denby Dale Close Consultee Responses Neighbour Responses From: Karl McCartney [mailto:admin@karlmccartney.co.uk] Sent: 30 March 2015 21:08 To: Ellis, Kate (City of Lincoln Council) Cc: Admin Support (City of Lincoln Council) Subject: Re: Mr John Charman Dear Kate Re: Mr John Charman Please could you have a read of Mr Charman’s email regarding the proposal to build six new houses on a small piece of land that children play on and update Karl on the status of this matter? Many thanks and kind regards Mel Mel Barratt Office of Karl McCartney Conservative Parliamentary Candidate for Lincoln www.karlmccartney.co.uk www.facebook.com/KarlMcCartneyLincoln From: JOHN CHARMAN [mailto:john.charman1@ntlworld.com] Sent: 28 March 2015 16:33 To: admin@karlmccartney.co.uk Subject: planning for 6 new houses dear Mr McCartney can you please help save are community from the construction of 6 new home on a small peace of land ant the end of are close. all the kids play safe on this land. we have had party's for the diamond jubilee and the royal wedding. at the end of are close. this land is a big part of are community many thanks john charman ref 2015/0052/f john charman 12 dellfield close lincoln ln6 0eq 01522 800709 07504958844
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