39 affordable homes at Car Park, Nelson Street, Lancaster

What was proposed

The application sought changes to approved drawings, drainage arrangements and landscape and ecological management for 39 affordable homes already under construction.

“PROPOSAL 3.1 Planning permission has previously been granted under reference: 25/00615/FUL at this site for the erection of 39 affordable residential units comprising 4 development blocks consisting of: - Block A – 4 x 3-bed dwellings - Block B – 12 x 1-bed apartments and 4 x 2-bed duplex apartments - Block C – 3 x 2-bed duplex apartments - Block D – 12 x 1-bed apartments and 4 x 2-bed apartments…”

“This latest application is made under Section 73 of the Town and Country Planning Act 1990 and seeks to vary planning conditions attached to planning permission 25/00615/FUL. In this case, the application seeks to vary conditions 2 (approved plans) to make alterations to the approved drawings, as well as conditions 5 (surface water drainage), 6 (foul drainage), 16 (Landscape and Ecological Management Plan (LEMP)) and 19 (Operation & Maintenance Plan for Sustainable…”

Officer report

The site and its setting

The site was a former pay-and-display car park beside Lancaster Canal, with boundary walls, trees, canal access and nearby heritage assets.

“The application site is located to the south of and accessed from Nelson Street in Lancaster. The site measures 0.36 hectares in area and was most recently used as a pay and display car park. The northern boundary of the site features the vehicular access onto Nelson Street along with a stone boundary wall.”

“The site is located within the House in Multiple Occupation Article 4 area, and Regulation 7 Direction (to let board) area. The adjacent canal towpath, and the existing cycle route which passes through the development site form part of the existing cycle route network (policy T2). Land to the east along the canal towpath is allocated within the Council’s Local Plan as open space – Significant Other Green Infrastructure typology.”

Officer report

Earlier planning decisions

The site had temporary medical testing use before permission was granted for 39 homes, with later applications partly discharging conditions and approving biodiversity arrangements.

“The site has a limited planning history owing to it being used as a car park for a long time. The only recent planning history on the site relates to the temporary use of the car park as a medical testing centre during the Coronavirus outbreak.”

“Application Number Proposal Decision 20/01264/NOT Use of Car Park as walk in medical testing centre…”

Officer report

What officers recommended

Officers recommended approval because the changes would retain the approved housing, design, canal relationship and public benefits without significant new planning harm.

“Having regard to all representations received, consultee responses and the supporting information submitted, it is considered that the proposed amendments principally comprise refinements arising from the progression of the detailed and technical design of the development.”

“The proposal would continue to deliver significant public benefits through the provision of affordable housing on a sustainably located brownfield site within the urban area of Lancaster. In the context of the Council's identified housing land supply shortfall and the continued priority attached to the delivery of affordable housing, significant weight remains attributable to the housing benefits of the scheme.”

Officer report

Consultation responses

Highways, drainage, conservation and canal consultees raised no objection, while the biodiversity officer sought stronger nesting provision for birds.

“Requests that alterations to the Landscape and Ecology Management Plan be made to increase and improve the habitat provision for nesting birds.”

“Does not wish to offer advice on this proposal, advises that the views of the Council’s specialist conservation and archaeological advisers be sought.”

Officer report

Objections from residents

Three objections from one interested party concerned landscaping, refuse storage and effects on residential amenity.

“Inappropriately sited landscaping close to boundaries • Inappropriately sited and designed refuse storage areas • Impacts upon standards of amenity arising from the above…”

Officer report

Who spoke

The agent spoke in favour of the application, while a Lancaster BID representative spoke against it.

The committee vote

Councillors voted unanimously to approve the application, with 10 votes in favour, none against and no abstentions.

“That the application be approved subject to the conditions in the Committee Report and including a revision to Condition 8 (sustainable design) to amend the type/trigger from ‘pre-commencement’ to ‘before construction of any buildings above ground level’.”

“Upon being put to the vote, 10 Councillors voted in favour of the proposal with none against and no abstentions, whereupon the Chair declared the proposal to have been carried.”

Minutes

The final decision

The application was approved subject to conditions and a change making the sustainable design statement due before construction above ground level.

“That the application be approved subject to a revision to Condition 8 (sustainable design) to amend the type/trigger from ‘pre-commencement’ to ‘before construction of any buildings above ground level’ and subject to the following conditions:”

“Final surface water drainage strategy. Foul drainage strategy. Updated Arboricultural Impact Assessment. Sustainable Design Statement incorporating Energy Carbon Statement. Canal risk assessment and method statement. Employment and skills plan. Full landscaping scheme (informed by external works schedule). Ecology/habitat enhancement scheme. Material details and samples. Boundary treatment details. Landscape & Habitat Management plan.”

Minutes