450 dwellings at London Road, Bracebridge Heath

The site and layout

The 26.2-hectare site was arable farmland north of Bracebridge Heath, with 5.9 hectares proposed as open space and play areas.

“The open space areas are shown to contain one Neighbourhood Area of Play (NEAP) and two Local Equipped Areas of Play (LEAP). h. Open space is further distributed to provide a suitable landscape setting for both Whitehall and Lodge Farm. At the same time, in terms of the wider provisions for the site, it forms the basis of further view corridors to be extended stretching through Phase 2 of the SEQ out towards uphill Lincoln. i.”

Officer report

Earlier permission and school land

An outline permission for up to 450 homes and related infrastructure was granted, the site access was built, and school land was transferred for a separate application.

“The application seeks approval for matters reserved by outline planning permission 16/1564/OUT which includes appearance, landscaping, layout and scale. It should be noted that planning permission for the site access was approved under the terms of the outline permission and that access, including a new roundabout on Canwick Avenue, has now been constructed.”

“A reserved matters application in relation to the school is anticipated to be submitted separately by Lincolnshire County Council in due course. The outline planning application was subject to an Environmental Impact Assessment (EIA) screening opinion referenced 14/0950/EIASCR issued by the District Council which concluded that the proposed development of up to 450 dwellings would not comprise EIA development and as such an Environmental Statement was not required.”

Officer report

What officers recommended

Officers recommended approval because the proposal was broadly consistent with the approved master plan, design codes and sustainable development objectives.

“A full assessment of the proposals has been made against the provisions of the approved SEQ Master Plan and Design Codes, and it is concluded that the proposals are in line with the provisions of the Coding.”

“The NPPF, paragraph 11, reminds that for decision-taking, the presumption in favour of sustainable development means, amongst other things, approving development proposals that accord with an up-to-date development plan without delay.”

Officer report

What consultees said

Highways, environmental services, conservation, ecology, housing and water consultees raised no objections, while the Environment Agency highlighted the need for foul-water liaison.

“Anglian Water No objection - the foul drainage from this development is in the catchment of Canwick Water Recycling Centre that will have available capacity for these flows. When assessing the receiving water recycling centre’s (WRC) dry weather flow(DWF) headroom we take an average flow over the past 5 years to take account of changing weather patterns.”

“The evidence available to us demonstrates that Canwick Water Recycling Centre (WRC) is near its permitted limits and additional foul flows could lead to the WRC exceeding its permit limits, which could cause pollution of the receiving watercourse, the River Witham. Anglian Water Services (AWS) is legally obliged to operate within permit limits and the Environment Agency will take all necessary action to ensure that the receiving watercourse is protected.”

Officer report

Objections and concerns

Residents and parish councils objected over density, design, open space, parking, transport, drainage, heritage, affordable housing and infrastructure.

“Disabled access to open spaces should be a priority • There is a lack of measures to deal with surface water disposal • Width of roads are not acceptable for SUV's and emergency services • Impact of noise on existing residents • Low quality of fencing proposed to rear of existing properties • Local sewage and drainage systems are at capacity, the proposals will place additional strain • Loss of valuable green space • Dwellings opposite Cathedral Heights should be built to…”

“The area to the east of the development contains most of the affordable homes with the remaining affordable homes being located in just two other distinct areas. Bracebridge Heath Parish Council does not feel that this constitutes ‘integration’ of affordable housing. In particular, the affordable housing plots 31 to 38 are quarter houses with no private garden areas.”

Officer report

Who spoke

A parish council representative, the applicant’s agent and Councillor Cawrey addressed the committee, with the speakers answering members’ questions.

The decision

Permission was granted in line with the officer recommendation, subject to the report conditions and an added gate condition for access to landscaping buffers.

“The Principal Planning Officer advised the Committee that if permission was granted then an additional Condition was needed, which would from part of the recommendation. This related to the 1.2m high post and rail fencing proposed to demarcate the edge of the rear gardens and adjacent landscaping buffer areas to the rear of dwellings on Canwick Avenue and London Road.”

“It was therefore proposed and seconded that planning permission be granted in line with Officer recommendation, subject to the conditions detailed within the Officer report and the inclusion of Condition 9 and the re-numbering of the subsequent Condition.”

Minutes