Revised access driveway at The Gables, Honington Road, Barkston

What was proposed

The application sought to change the approved driveway from a curved layout to a linear route beside the southern boundary, with tree planting.

“Description of the proposal 2.1 This application is a Section 73 application to vary Condition 1 of the approved reserved matters application S24/1453. Condition 1 of this application relates to approved plans, with the proposal solely wishing to amend the layout of the site in relation to the proposed access driveway.”

Officer report

The site and surroundings

The site contains a detached dwelling and rear land in Barkston, with homes to the south, southwest and west, a car dealership north and countryside east.

“Description of Site 1.1 The application site lies to the western side of Honington Road, within the village of Barkston. The application site hosts a single detached dwelling with an attached garage, accessed via Honington Road. The application site also includes a parcel of additional land to the rear of the residential curtilage, located to the west of the existing dwelling.”

Officer report

Earlier planning decisions

Outline permission and reserved matters approval established the development, while an earlier full application was refused and dismissed on appeal.

“Relevant History 3.1 S22/1065 – Outline Planning Permission – ‘Outline Planning Permission for residential development, comprising five detached dwellings (all matters reserved)’ – Approved Conditionally 3.2 S22/2073 – Full Planning Permission – ‘Residential development comprising the erection of four detached dwellings and renovation/enlargement of existing dwelling’ – Refused – Appeal Dismissed 3.3 S24/1155 – Householder Planning Permission – ‘Proposed first floor…”

Officer report

Why officers recommended approval

Officers considered the driveway acceptable in its setting, with planting, conditions and adequate access addressing appearance, neighbour amenity and highway safety.

“The principle of development in this instance has previously been established through the approval of planning permission S24/1453 which granted reserved matters permission for the description of ‘Application for reserved matters relating to layout, scale, appearance, landscaping and access following outline planning permission S22/1065’. This application seeks to vary condition 1 of the approval which relates to the approved plans.”

“This planting would act as a buffer between the driveway and the properties of Thorold Gardens, offering a level of mitigation to address the concerns raised. The driveway material is a further point that has been raised by both the Parish Council and within representation. The driveway details have not been provided at this stage but there is a condition attached that encompasses the provision of these details prior to the driveway being brought into use.”

Officer report

Concerns from neighbours

Representations raised concerns about noise, driveway materials, the boundary position, planting density and whether trees could be maintained.

“Instead of 'low level hedging' we would want this to be substituted by trees/tall shrubs which would also help with the impact of road noise. On S22/1065, the approved plan was conditional on the basis of driveway materials and landscaping, and therefore there is reason why this condition should not stand 5.2 The following comments were received following the provision of amended details to include tree planting along the southern boundary. 1.”

Officer report

Consultees’ views

Highways had no objection, Environmental Protection had no further comment, and the Parish Council questioned measurements, landscaping and continuing conditions.

“The amended plans appear to reposition the driveway closer to the neighbouring property. However, no measurements or scaled dimensions are provided. Without this information, it is not possible to assess the impact on residential amenity or to determine whether the change materially affects the boundary treatment previously agreed. 2.”

“Environmental Protection 6.6 Environmental Protection has reviewed the documents in respect of the above application and has no further comment to make 7 Evaluation 7.1 The NPPG states, 'In deciding an application under section 73, the local planning authority must only consider the disputed condition/s that are the subject of the application - it is not a complete re-consideration of the application.' The original planning permission will continue to exist whatever…”

Officer report

Public speaking

There were no public speakers at the meeting.

Members’ discussion

Members discussed waste collection access, garden size, private maintenance, noise mitigation, driveway surfacing and the need to assess this application on its merits.

“- It was confirmed that the building regulations would ensure that the driveway would be suitable for waste collection vehicles. - Members acknowledged that the design of the driveway would maximise the garden size of the properties, promoting private maintenance of most of the site. Members praised the practical nature of this.”

“- It was noted a previous full application had been refused, primarily due to the relationship of the plot. However, this application had to be assessed on its own merit.”

Minutes

The committee’s decision

The committee agreed to authorise the Assistant Director to grant planning permission subject to conditions.

“Following discussions, it was proposed, seconded, and AGREED to authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions.”

Minutes

Conditions attached

The permission included requirements for approved plans, landscaping, driveway surfacing, boundary treatments, biodiversity measures, materials and replacement planting.

“4) Before any part of the development hereby permitted is occupied, the works to provide the boundary treatments shall have been completed in accordance with the approved boundary treatment details on ‘Proposed Landscaping Plan’ re. 2237SP04 REV 05 and ‘Proposed Materials Plan’ re. 2237SP06.”

“9) Before any part of the development hereby permitted is occupied, all hard and soft landscape works shall have been carried out in accordance with the approved hard and soft landscaping details shown on 'Proposed Landscaping Plan' re. 2237SP04 REV 07 unless otherwise required by another condition of this permission.”

Officer report