Bourne Agent associated Committee This application is ...moderngov.southkesteven.gov.uk/documents/s18157/2-JM1 S16.08… · Report Reviewed By Sylvia Bland – Business Manager –

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JM1 S16/0808 Target Decision Date:28th June 2016Committee Date:25th July 2017

Applicant Mrs Alison Lea Larkfleet Homes Larkfleet House Falcon Way Bourne

Agent Proposal Construction of 37 Residential Dwellings for over 55's and

associated infrastructure.Location Land Off Mayfield Gardens Baston Lincolnshire PE6 9AX Application Type Full Planning Permission (Major)Parish(es) Baston Parish Council

Reason for Referral to Committee

This application is referred to Committee as it requires a s106 agreement for the provision of affordable housing.

Recommendation That the application is:- Approved conditionallyReport Author Joe Mitson - Planning Officer

01476 406080 Ext: [email protected]

Report Reviewed By Sylvia Bland – Business Manager – Development Management & Implementation01476 406080 Ext: [email protected]

Key Issues

- Principle of Development- Visual Amenity- Residential Amenity- Highway Safety- Flood Risk- Affordable Housing

Technical Documents Submitted with the Application

- Highways Report- Archaeology Report- Design & Access Statement- Geophysical Survey Phase 2- Flood Risk Assessment

mailto:[email protected]

mailto:[email protected]

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1.0 Description of site and application

1.1 The site comprises a parcel of undeveloped land to the south-eastern part of Baston. The site is currently open with the previous phase of over 55's residential development to the west. To the north are dwellings fronting onto Colton Close with countryside to the east and south.

1.2 The proposal comprises the construction of 37 residential dwellings for the over 55's and associated infrastructure. Access would be provided via the existing estate road to the west and the following housing mix is proposed: 35 x 2 bedroom single storey dwellings and 2 x 3 bedroom two storey dwellings.

2.0 Relevant History

2.1 No relevant planning history

3.0 Policy Considerations

3.1 National Planning Policy Framework (NPPF)Section 11 - Enhancing the natural environmentSection 6 - Wide choice of high quality homes

3.2 South Kesteven District Council Core StrategyPolicy SP2 - Sustainable CommunitiesPolicy H3 - Affordable HousingPolicy SP3 - Sustainable Integrated TransportPolicy SP4 - Developer ContributionsPolicy SP1 - Spatial StrategyPolicy H1 - Residential DevelopmentPolicy EN1 - Protection and EnhancementPolicy EN2 - Reduce the Risk of Flooding

3.3 Site Allocation and Policies Development Plan DocumentPolicy SAP10 - Open space provisionPolicy SAPH1 - Other housing development

4.0 SKDC Corporate Priorities

4.1 Support good housing for all

5.0 Representations Received

Parish Council A request was made that Larkfleet consider upgrading Baston 1 Footpath to LCC tarmacadam footpath standards to adoption by LCC. Regarding the footpath the Parish Council does not consider the site appropriate for the intended development as the only safe walking route to village facilities is along the pavement next to the road which winds through the estate. There is a public footpath, but due to the variable surfaces along its length (gravel, brick, grass) it is unsuitable for the elderly for at least 6 months of the year, and unsuitable for anyone with a mobility issue all year round. This will lead to residents potentially being cut off from the wider community. Therefore, opposes the development unless the entirety of the

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pathway between Church Street and the development is paved to a similar level as the brick paved section within the Avelands Way estate i.e. replacing both gravel and grassed sections, to a standard of construction that LCC and SKDC are prepared to adopt. Additionally, the existing development has begun to divide the provision of services within the village by setting up a duplicate administration for what should be common assets i.e. the provision of allotments. The Parish Council opposes the development of Phase 2 unless all allotments within the site are transferred to the Parish Council.

LCC Highways & SuDS Support

No objection subject to conditions.

Lincolnshire County Council - Footpaths Officers

No objection.The contractor appointed should be qualified for working in highways. The path will require closing for the duration of the works and I believe that the run in period for a TRO is 14 weeks.

SKDC Affordable Housing Officer

Affordable housing provision is required.

NHS England No comments to make.

Lincolnshire Fire & Rescue Services

The Fire Authority object on the application on the ground of inadequate water supply for firefighting purposes. It is the opinion of the Fire Authority that in order to remove the objection the following measures are required. Lincolnshire Fire and Rescue recommends that fire hydrants be installed within this development at the developer's expense. However, it is not possible, at this time, to determine the number of fire hydrants required for firefighting purposes. The requirement will be determined at the water planning stage when site plans have been submitted by the water companies.

Heritage Lincolnshire The site has been subject to an archaeological geophysical survey. The survey has identified that remains possibly relating to archaeological remains to the west extend into the application site.

There was insufficient information submitted with the application to be able to establish the significance of the archaeological remains. The applicant was therefore asked to carry out further archaeological work in order to establish and characterise the depth, date, spatial arrangement, condition, rarity, importance and significance of the remains.

Following these comments the applicants carried out extensive trial trenching in accordance with an agreed written scheme of investigation (WSI).

The results of this have been evaluated and as a result Heritage Lincolnshire have no objections to the application subject to a condition.

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Environment Agency No objections with condition:

No building works which comprise the erection of a building required to be served by water services shall be undertaken in connection with any phase of the development hereby permitted until full details of a scheme including phasing, for the provision of mains foul sewage infrastructure on and off site has been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the works have been carried out in accordance with the approved scheme.

Reason:To prevent flooding, pollution and detriment to public amenity through provision of suitable water infrastructure.In order to satisfy the above condition, an adequate scheme would need to be submitted demonstrating that there is (or will be prior to occupation) sufficient infrastructure capacity existing for the connection, conveyance, treatment and disposal of quality and quantity of water within the proposed phasing of the development.

6.0 Representations as a Result of Publicity

6.1 8 neighbours object on the following grounds:

1. Concern over Aveland Way and Chesham Drive not being able to handle the increased volume of traffic, the first S bend by the barn conversions, leading past 1, 2 and 4 Aveland Way lends itself to people moving into oncoming traffic and at various points has limited visibility, the bend at 20 Aveland Way suffers from corner cutting by traffic coming from the oncoming direction, the junction of Aveland Way and Chesham Drive has corner cutting and a car coming from the Mayfield Gardens end of Chesham Drive, when meeting a car already at the T junction, finds it near impossible to enter Aveland Way, speed in both directions from the above T junction or from Mayfield Gardens has increased substantially and the junction with houses 11 and 29 now tends to meet oncoming traffic in the centre of the road at higher speeds due to the straightness and line of sight to Mayfield Gardens, incorrect to assume the over 55's do not generate a significant level of traffic movements, the area is does not have the infrastructure to cope with increased traffic flows, concern has been raised by the Highway Authority over problems at the A15 junction and this development will increase this amount with 97% of vehicles, possibly 72 in total from this development, traffic would be doubled;

2. Consideration should be given to the site being given access via the public footpath that splits phases 1 and 2 to reduce traffic concerns;

3. Increase in noise to houses along this part of Chesham Drive;4. There are anomalies in the archaeological report; 5. The public footpath (Baston No.1) bisecting the completed Phases 1 and 2 crosses the site,

it is not clear if this path is part of Phase 2, this footpath needs to provide for the residents and no comment is made about enhancing the grass path route, improvement should be part of the application and not left to be part of any community fund;

6. The proposal will be visually intrusive and will make an oppressive environment, adjacent to the footpath, the two storey dwelling is out of keeping;

7. Loss of privacy, the two storey dwelling on Plot 232 would lead to overlooking, loss of light, the orientation of Plot 204 has been changed from the exhibition to reduce overlooking, this has resulted in the bungalow being positioned closer to the boundary leading to overlooking and loss of privacy.

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7.0 Evaluation

7.1 Principle of the use

7.1.1 This proposal is for the construction of 37 residential dwellings for those over the age of 55 and associated infrastructure. As proposed, 35 of the residential dwellings would contain two bedrooms while the other two dwellings would contain 3 bedrooms. Relevant polices for this proposal would be Core Strategy SP1 and SP2, H1, H3 as well as EN1 and SAP H1. Permission was granted for Phase 1 under reference. 13/1124.

7.1.2 Baston is identified as a Local Service Centre (LCS) in SP1 of the Core Strategy. It is stated that in settlements identified as Local Service Centres, preference will be given to brownfield sites within the built-up part of settlements which do not compromise the nature and character of the village and sites allocated in the site specific Allocations and policies DPD.

7.1.3 Policy H1 of the Core Strategy states that there must be a modest level of development within the more sustainable villages identified as LCS to enable them to continue functioning as sustainable Local Centres.

7.1.4 Policy H3 of the Core Strategy states that all developments compromising of 5 or more dwellings should make appropriate provisions for affordable housing within the development site. (Latest Government Legislation increases this to 10 or more dwellings or more than 1,000m2). Where affordable housing needs to be provided on the site up to 35% of the capacity should be allocated to affordable housing units.

7.1.5 Policy SAP H1 of the DPD allows for development on suitable brownfield redevelopment sites and small infill sites within the built-up part of Local Service Centres, provided that, among other criteria, it will not have a detrimental impact upon the quality of life of adjacent residents and properties and will not compromise the nature and character of the settlement. It also states that new greenfield sites on the edges of the towns and villages will not be considered acceptable for housing development.

7.1.6 Policy EN1 of the Core Strategy makes the statement, that development, must be appropriate to the character and significant natural historic and cultural attributes and features of the landscape in which it is situated in order to contribute positively. All development proposals should be assessed against the criteria in EN1, such as the layout and scale of buildings, designated open spaces amongst other matters.

7.1.7 The site which is the subject of this planning application cannot be regarded as either a brownfield or an infill site, and is not an allocated site. Core Strategy policy SP1 does not preclude development on greenfield sites; it merely gives preference to previously developed or brownfield sites. The application engages Policy H1 of the Core Strategy as modest levels of development are needed in Baston to enable it to continue functioning as an LSC.

7.1.8 Policy SAP H1 is more specific in relation to the types of site that may be appropriate in LSCs and precludes new Greenfield sites on the edges of towns and villages. As a result, the proposed development would not comply with policy SAP H1.

7.1.9 A consultative Draft Local Plan was published in early July 2017. It proposes that the application site should be considered as an allocation for new housing development up to 39 dwellings for specialist housing comprising retirement, extra care or residential care housing. At present, very little weight should be attached to the proposals and allocations in this document as it is at an early stage of preparation and has not been through public consultation.

7.1.10 The application should also be assessed against the criteria in Core Strategy policy EN1 and other Core Strategy policies, to allow for the impact of development on the surrounding area to be considered. This is considered in the sections of the report below.

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7.2 Impact of the use on the character of the area

7.2.1 The proposal seeks to erect 37 dwellings to the east of the existing over 55's development and to the south of existing housing on Colton Close. 35 of the dwellings would be single storey with two x two storey dwellings. The dwellings would be constructed of brick, render and tiles with landscaping along the eastern and southern boundaries where the site adjoins open countryside.

7.2.2 The site would be similar to the existing over 55's development to the east, set around a central highway with a hammerhead at the eastern end. Private drives off this central highway would serve clusters of dwellings.

7.2.3 It is considered the site comprises agricultural land of no particular landscape merit and that the proposed housing could be assimilated without undue harm to the visual amenities of the site and surroundings. To the north, the existing houses are visible and the proposal would extend the built form to the south; however, on approaching Baston from the south the visual impact would be limited and the development would be well integrated into the village with the landscaped boundaries. From the east the existing over 55's development acts as a backdrop to the proposed development and the southern boundary would follow the southern boundary of this site. From the west the existing over 55's development would largely obscure views of the proposed site.

7.2.4 Although the proposal would erect the housing on undeveloped land the site is well related to the built form of the village with housing immediately to the north and west. There would be some encroachment into the countryside to the south of Baston and this would be viewed from the Baston-Langtoft footpath, from properties to the north and to a limited extent from the A15 layby. However, with landscaping on the remaining boundaries it is considered the scheme would be visually acceptable and would comply with the above policies and guidance.

7.2.5 Within the site the development would largely comprise small scale single storey dwellings with two x two storey dwellings occupying mid terrace locations. The L shaped bungalows would be utilised to good effect to provide active frontages on two elevations with landscaping used to provide an attractive environment. Parking would generally be provided in small groups set off the main highway with other parking limited to two spaces together other than at the hammerhead. Overall, within the development, a satisfactory environment would be created.

7.3 Impact on the neighbouring properties

7.3.1 To the north the majority of the proposed dwellings would be set off the boundary with housing to the north. Three plots would be set in closer proximity; however, these would be single storeys dwellings with the roof pitching away from the boundary with the existing housing. This, together with the landscaping and the existing housing being set well off the boundary, would ensure a satisfactory relationship.

7.3.2 To the east and south the development would border open countryside. To the west the site would adjoin Phase 1 with the dwellings separated by the allotments and open space.

7.3.3 Objections from neighbouring properties have been submitted in relation to potential loss of privacy with the two storey dwelling on Plot 232 leading to overlooking. However, this property would be approximately 45 metres to the boundary to the north. Concern has been raised over the loss of light, loss of privacy and the change of the orientation of Plot 204. This property would be in excess of 8 metres from the boundary to the north and over 23 metres from the nearest dwelling and, like the majority of the proposed dwellings, it would be single storey in height. It is considered that the proposal will have limited impact on the amenities of neighbouring properties and therefore it would not lead to an unacceptable level of overlooking, loss of privacy or loss of light.

7.3.4 The proposal is considered to be acceptable in terms of residential amenity and complies with the above policies and guidance.

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7.5 Highway issues

7.5.1 Access to the development would be provided via Chesham Drive with the current access road in Phase 1 being extended east into Phase 2. The Highway Authority has been consulted and raise no objection subject to conditions and informatives.

7.5.2 The application includes a Highways Report which confirms the development would be accessed by a 5 metre wide carriageway with 1.8 metre footways to each side. The report considers the proposed development would result in an increase in 27 two way trips at peak times; this is below the typically accepted threshold of 30 or more two way traffic movements at peak times being the appropriate level over which consideration would need to be given as to whether a development would have an adverse impact on the local highway network.

7.5.3 The report considers the impact on the junction with the A15 and a capacity assessment has been carried out. This concluded although the majority of traffic would travel to and from the west via the A15 a capacity assessment using 2021 traffic flows, both with and without the likely traffic resulting from this development, confirmed the additional traffic would have a limited impact on the operation of the existing junction layout and no mitigation measures are required.

7.5.4 Objections have been raised over the safety and suitability of the local roads to provide adequate and safe access. However, the existing roads provide the access to the existing over 55's development and there is no evidence to demonstrate these roads are not capable of providing a suitable access to the proposed dwellings. Off street parking is to be provided for all dwellings at an acceptable level with the hammerhead providing turning at the end of the access road.

7.5.5 It is therefore considered the proposal is acceptable in terms of highway safety and complies with the above policies and guidance.

7.6 Flood Risk

7.6.1 A Flood Risk Assessment has been submitted with the application which confirms in respect of flooding from watercourses that the development area is shown to be within Flood Zone 1. It concludes that the risk of flooding to the development area from fluvial sources is considered to be a low probability. Flooding from other sources such as off site, climate change, sewers, groundwater and infrastructure failure has also been assessed and all were found to be a low risk. With regard to risk to areas off site, the residual risk is considered to be low as the onsite drainage system can be designed to accommodate the extreme events without flooding. Surface water drainage for the site can be designed to accommodate the 1 in 100 year event storm scenarios including a 40% allowance for climate change and restricted to Greenfield run off rate of 2.4l/s. The proposed drainage strategy can utilise the available natural permeability of the soils meaning a full infiltration solution (soakaways) is viable and can mimic the current Greenfield scenario.

7.6.2 The Environment Agency has been consulted and confirm that the flood zones have recently been updated based on the outputs of the new Welland Catchment Strategic Model which was completed last year. However, for the purposes of this application and carrying out the sequential test, their advice is to use the previous defended modelled extents map. These show the site is not at flood risk.

7.6.3 Anglian Water has confirmed there is capacity for foul drainage.

7.6.4 As such, it is not considered the proposal would be at risk of or add to potential flood risk in the area.

7.7 Affordable Housing

7.7.1 The current policy target is for 35% of homes to be provided as affordable housing on sites of this size. The proposal will provide the full level of affordable housing and a mix of shared equity and

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rental properties has been put forward by the applicant, similar to that provided on Phase 1. The Council's Partnership Project Officer has provided details of the requirements and these can be secured via a s.106 agreement.

7.8 Open Space

7.8.1 Open space is proposed along the western boundary of the site, adjacent to the existing provision in Phase 1. This complies with the requirements of Policy SAP10 together with the provision under Phase 1. The overall requirements, plus an allowance for allotments, amounts to 0.64ha of open space based on the mix of units. Phase 1 provided 0.68ha alone and Phase 2 now proposes an additional 0.21ha.

7.8.2 As with Phase 1, the open space including the allotments will be handed over to a management company, run by the purchasers of the properties. Phase 1 is in the process of being handed over and it is proposed that once completed, the same will happen to Phase 2. It will be open to the occupiers of the new properties who will eventually take over the ownership of the allotments etc., on whether to allow others from elsewhere to use the allotments. Bearing in mind the scheme is for the over 55s in is expected that there will be a high demand for the allotments from the new residents.

7.9 Archaeology

7.9.1 The site has been subject of an archaeological geophysical survey. The survey has identified possible remains to the west extent of the application site. This was followed up by the submission of an Archaeological Evaluation (following extensive trial trenching in accordance with an agreed WSI), which stated the site is immediately adjacent to a barrow of suspected Bronze Age date, a known Iron Age field system and a Saxo-Norman and medieval settlement. These investigations revealed the continuation of an Iron Age boundary ditch previously identified from work on phase 1 to the west, along with other evidence suggesting a shift in occupation to the eastern half of the site during the Roman period.

7.9.2 This report has been assessed by the Heritage Trust of Lincolnshire and they advise that they have no objection to the proposal subject to a condition.

7.10 Footpaths

7.10.1 There is an existing public footpath that runs from north to south, adjacent to the western boundary of the application site. This continues in a northerly direction past Denshire Court and links with Church Street. The developer has had discussions with Baston Parish Council who have asked for this to be improved. They have provided details of how they intend to upgrade this footpath although this would not be to an adoptable standard due to the narrow section that runs between Aveland Way and Church Street where the path runs close to mature trees. The intention is to resurface the existing footpath to enable pushchairs and mobility scooters to use the path. A condition can be imposed to agree the extent of these works and the implementation of the works.

7.11 Conclusion

7.11.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning applications should be determined in accordance with the development plan unless material considerations indicate otherwise.

7.11.2 As would be expected with a major scheme, there are a number of individual planning policies that apply to the proposed development. It is considered that when considering the development plan as a whole, subject to the satisfactory resolution of the s106 agreement, the proposals would not be in compliance with the development plan as a whole due to the conflict with policy SAP H1 in respect of the greenfield nature of the site on the edge of the settlement.

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7.11.3 In accordance with Section 38(6), it is necessary to weigh other material considerations against non-compliance with the development plan in the planning balance. As described in more detail within the main body of the report, the proposal would provide needed housing (including affordable housing) on a site capable of accommodating the numbers of dwellings sought and although the proposal is early in terms of the site allocation process, it would comply with the general thrust of current local and national policies. The development would continue the over 55's development to the west and the layout and proposed landscaping would effectively integrate the development into the village and provide a landscaped boundary to the south and east complying with policy EN1. The proposal would have a satisfactory relationship with neighbouring properties, would be served by an adequate access and be acceptable in terms of flood risk complying with policy EN2. It would also upgrade the existing footpath network to the benefit of both the existing residents and occupiers of the proposed development. In this case, there are many benefits to the proposals and compliance with other policies of the development plan which would out-weigh the conflict with the development plan as a whole.

7.11.4 In these circumstances, the application will need to be referred to the Planning Casework Unit as a departure from the development plan before planning permission is granted.

8.0 Section 106 Heads of Terms

8.1 The applicant has expressed a willingness to provide a S.106 planning obligation to provide:

35% Affordable housing provision

9.0 Crime and Disorder

9.1 It is considered that the proposal would not result in any significant crime and disorder implications.

10.0 Human Rights Implications

10.1 Articles 6 (Rights 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. It is considered that no relevant Article of that act will be breached.

11.0 Recommendation

11.1 Defer to the Chairman or Vice-Chairman in consultation with the Executive Manager for Development and Growth for approval subject to the provision of a S106 planning obligation and in accordance with the conditions below and providing that the Secretary of State does not call the application in for determination. Where the S106 planning obligation has not been provided prior to the Committee, a period not exceeding six weeks post the date of this Committee shall be set for the completion of that obligation.

11.2 In the event that the S106 planning obligation has not been submitted within the six week period and where, in the opinion of the Executive Manager for Development and Growth, there are no extenuating circumstances which would justify a further extension of time, the related planning application shall be refused planning permission for appropriate reason(s) on the basis that the necessary criteria essential to make what would otherwise be unacceptable development acceptable have not been forthcoming.

12.0 RECOMMENDATION: that the development is Approved subject to the following conditions

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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 relates to the following approved plans:

i. 1:2500 Location Plan ii. 1:500 Site Layoutiii. H62/DS A H62 Bungalowiv. H49/2B3P/DS H49 Bungalowv. H103/DS C H103 Housevi. L106/SL/201 Sheet 1 of 1 and Sheet 2 of 2vii. L106/Ex.201 Baston Phase 2 Materialsviii.L106/RT.201 Baston Phase 2 Roof Tile Planviiii.L106/HL.201 Baston Phase 2 Hard Landscaping Plan.

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, plans showing the existing and proposed land levels of the site including site sections, spot heights, contours and the finished floor levels of all buildings with reference to neighbouring properties shall have been submitted to and approved in writing by the Local Planning Authority.

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).

4 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 2.4 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 adequate provision is made for drainage to serve the development and to prevent the increased risk of flooding in accordance with Policy EN2 of the South Kesteven Core Strategy.

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5 No development shall be commenced until details of the proposed arrangements for future management and maintenance of the proposed streets within the development have been submitted to and approved by the Local Planning Authority.

Reason: To ensure that the future maintenance of the streets serving the development thereafter, are secured and shall be maintained by the Local Highways Authority under Section 38 of the Highways Act 1980 or via an established private management and maintenance company.

6 No building shall be occupied until the footpath shown on plan Baston Phase 2 Footpaths Improvements has been upgraded in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure this footpath is upgraded to serve the development.

7 No development shall be commenced until details, to include full engineering, drainage, street lighting and constructional details of the streets proposed for adoption have been submitted to and approved in writing by the Local Planning Authority. The development shall, thereafter, be constructed in accordance with the approved details, 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.

8 No development shall take place within the application site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority.

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy EN1 of the Core Strategy.

9 Before development commences details of the number and locations of fire hydrants to serve the development shall be submitted to and be approved in writing by the Local Planning Authority.

Reason: To ensure adequate water supplies for fire fighting purposes are provided.

10 No building works which comprise the erection of a building required to be served by water services shall be undertaken in connection with any phase of the development hereby permitted until full details of a scheme including phasing, for the provision of mains foul sewage infrastructure on and off 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 provision of suitable water infrastructure , in order to satisfy the above condition, an adequate scheme would need to be submitted demonstrating that there is (or will be prior to occupation) sufficient infrastructure capacity existing for the connection, conveyance, treatment and disposal of quality and quantity of water within the proposed phasing of the development.

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During Building Works

11 The works on site shall only be carried out in accordance with the approved programme of archaeological works.

Reason: To ensure the recording of the archaeology during the construction phase.

Before the Development is Occupied

12 Before any part of the development hereby permitted is occupied, the dwelling shall have been constructed in accordance with the approved levels.

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

13 Before any part of the development hereby permitted is occupied, the landscaping shall have been provided on site in accordance with the approved details on the Site Layout, L106/SL/201 Sheet 1 of 1 and Sheet 2 of 2 and the Landscape Schedules March 2016.


14 Before the first occupation of the relevant dwelling that dwelling shall have been constructed in accordance with the approved materials.


15 Before the first occupation of any dwelling works to the footpath on Baston Phase 2 Footpaths Improvement shall have been completed in accordance with the approved details.


16 Before the first occupation of the relevant dwelling that dwelling shall have been completed in accordance with the approved boundary treatment.


17 Before the first occupation of any dwelling the fire hydrants shall have been provided in accordance with the approved details.

Reason: To ensure a satisfactory provision of hydrants for fire fighting purposes.

18 Before the first occupation of any dwelling hereby approved a landscape management plan, including the long term design objectives, management responsibilities and maintenance schedules for all landscape areas (including public open space and the buffer strip along the southern boundary, other than small, privately owned, domestic gardens, shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure a satisfactory appearance, to protect the amenity of neighbouring occupiers and to screen the development from the adjacent countryside.

19 The development shall be carried out in accordance with the approved drainage scheme and no dwelling shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full in accordance with the approved details.

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Reason: To ensure the dwellings are provided with adequate drainage.

20 The highways, engineering and street lights shall be provided in accordance with the approved plans prior to the occupation of any dwelling and shall thereafter be managed in accordance with the approved management and maintenance of the streets and street lighting.

Reason: To ensure a satisfactory appearance and to protect the amenity of neighbouring occupiers.

21 No dwelling shall be occupied until the foul drainage works have been carried out in accordance with the approved scheme.

Reason: To prevent flooding, pollution and detriment to public amenity through provision of suitable water infrastructure, in order to satisfy the above condition, an adequate scheme would need to be submitted demonstrating that there is (or will be prior to occupation) sufficient infrastructure capacity existing for the connection, conveyance, treatment and disposal of quality and quantity of water within the proposed phasing of the development.

Ongoing Conditions

22 The dwellings hereby permitted shall be used for the purposes of retirement accommodation only. Occupiers shall be:

i. persons of 55 years or over;ii. other persons who are living as part of a single household with a person or persons aged 55 or over;iii. persons who were living as part of a single household with a person or persons aged 55 years or over who have since died.

Reason: An assessment of the development with regard to traffic generation impacts was based on the development being for over 55's only. A development would general housing would result in additional traffic generation which would be detrimental to highway safety.

23 Notwithstanding the provisions of Schedule 2, Part 1, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order with or without modification), no enlargement of the dwellings hereby approved shall take place without planning permission first having been granted by the Local Planning Authority.

Reason: To safeguard the amenities of occupiers of neighbouring properties.

24 Notwithstanding the provisions of Schedule 2, Part 1, Classes A, B & C of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no windows, dormer windows or other openings shall be inserted into the dwellings hereby approved other than those expressly authorised by this permission without Planning Permission first having been granted by the Local Planning Authority.

Reason: To safeguard the amenities of the occupiers of nearby properties.

25 Notwithstanding the provisions of Schedule 2, Part 2, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order with or without modification), no gates, fences or walls shall be erected other than those expressly authorised by this permission.

Reason: To safeguard the amenities of occupiers of neighbouring properties.

26 The site shall be managed in accordance with the approved landscape management plan, management responsibilities and maintenance schedules for all landscape areas (including public

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open space and the buffer strip along the southern boundary, other than small, privately owned, domestic gardens

Reason: To ensure a satisfactory appearance, to protect the amenity of neighbouring occupiers and to screen the development from the adjacent countryside.

Standard Note(s) to Applicant:

1 In reaching the decision the Council has worked with the applicant in a positive and proactive manner by determining the application without undue delay. As such it is considered that the decision is in accordance with paras 186 - 187 of the National Planning Policy Framework.

2 During construction users of the public right of way should not be inconvenienced or exposed to hazards by any works.

3 Where private drives are proposed as part of any development please be aware of the requirement laid down in Manual for Streets and Manual for Streets 2.

4 This road is a private road and will not be adopted as a Highway Maintainable at the Public Expense (under the Highways Act 1980) and as such the liability for maintenance rests with the frontagers.

5 The internal drainage board's drains are afforded the protection of a 9m byelaw. Therefore any work within 9m of the drain, either now or in the future, would require the prior written consent of the board.

6 During works the users of the public footpath shall not be inconvenienced or exposed by any hazards.

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Site Layout Plan