Mixed-use development at Land North Of Barnack Road, Stamford

What was proposed

The application sought reserved matters approval for offices, light industrial units, a convenience store, café and 23 apartments.

“Hudds Mill and Millhouse (Grade II Listed buildings) – north of the River Welland • Stamford Conservation Area 2 Description of the proposal 2.1 The current application seeks the approval of reserved matters relating to appearance, landscaping, layout and scale for a mixed-use development comprising light industrial units (Use Class E(g)), Offices (Use Class E(g)), convenience store (Use Class E(a)), café (Use Class E(b)) and 23 residential dwellings pursuant to outline…”

Officer report

The site and its setting

The 14.7-hectare site lies north of Barnack Road on Stamford’s south-eastern edge, beside a railway, open land, existing homes and Burghley Parkland.

“The current site comprises of the proposed commercial land and local centre and is situated to the western end of the site, and partially within the centre, and is to be delivered on behalf of Burghley Land Limited.”

“Beyond that, the land rises towards the eastern part of the town around Priory Road and Uffington Road. Barnack Road runs to the south of the application site, with the wall of the Burghley House Estate on the opposite side, which marks the boundary between South Kesteven District and Peterborough City Council’s administrative boundaries.”

Officer report

Planning history

Outline permission was granted in February 2022 for a wider mixed-use development, and permission was later granted to demolish the 1904 building.

“The buildings are proposed to utilise traditional materials including coursed limestone, rubble stone, red or buff brick, painted brickwork or wood floated lime render or through colour render. Timber weatherboarding is also featured on some properties.”

“Secondary pedestrian and cycle access via Edgar Gardens S22/1827 Prior Notification for the proposed demolition of the building at the south- western corner of the St Martin's Park development (known as the '1904 building') Prior Notice Approved Conditionally 07.10.2022 S25/0697 Submission of details reserved by Conditions 20 (Additional Access), 25 (Surface Water), 27 (Landscape and Environmental Management Plan) and 33 (Foul Drainage) of planning permission S20/2056…”

Officer report

What officers recommended

Officers recommended approval because the proposal fitted the outline permission, supported a comprehensive development and provided suitable design, landscaping and scale.

“Compliance with the Outline Planning Permission 7.5.1 As referenced above, the current application seeks the approval of reserved matters relating to appearance, landscaping, layout and scale for the erection of a mixed-use development comprising light industrial units, offices, convenience store, café and 23 residential dwellings pursuant to outline planning permission S20/2056.”

Officer report

Consultation responses

Highways raised no objection, heritage and design consultees supported the scheme, and drainage advice found the proposal adequate despite preferring more swales.

“Peterborough City Council 5.12.1 No objection, subject to consideration of the following: • The quantum of parking needs consideration and justification. The current arrangement of numerous surface level car parks is heavily land intensive and to the detriment of both natural habitats and the edge of town / countryside setting. • Active travel measures such as bus stops and routes, as well as dedicated cycle lanes need more regard.”

“Based on the design, scale and landscaping provided, the proposal is not considered to cause harm to the designated heritage assets. SKDC Environmental Protection 5.14.1 No comments to make. SKDC Urban Design Officer 5.15.1 No objections. The urban form and architecture reflect strongly the character of Stamford. The industrial buildings reflect those that existed before.”

Officer report

Who spoke

A senior architect and a planning director spoke for the applicant, answering members’ questions.

Members’ debate

Members discussed the three-part delivery, concurrent development, drainage, employment opportunities and comments from the wildlife trust.

“A member commented whilst the Officer report stated Lincolnshire Wildlife Trust had no Comments, the online comment indicated the LWT reserved the ability to comment later.”

“Whilst members of the public had raised concerns regarding the use of employment land for the scheme it was pointed out that the application would provide a range of employment opportunities.”

Minutes

The vote

The committee agreed to grant reserved matters consent subject to conditions, with Councillor Tim Harrison abstaining.

“(Councillor Tim Harrison abstained from the vote, due to the advice received from Lincolnshire County Council in relation to SuDS).”

“It was proposed, seconded and AGREED to authorise the Assistant Director – Planning & Growth to GRANT reserved matters consent, subject to conditions:”

Minutes