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
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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:
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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:
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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:[email protected]]
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:[email protected]]
Sent: 28 March 2015 16:33
To: [email protected]
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