Up to five homes at Claypole Road, Newark, Stubton

The site and surroundings

The 0.37-hectare site lies at the western edge of Stubton, beside existing homes and open countryside to the west and south.

“The application site comprises of an ‘L’ shaped parcel of land to the southern side of Claypole Road, located west to the edge of the built-up form for the village of Stubton. The parcel of land is approximately 0.37ha located directly west to the side and extends further south behind the last dwelling on the southern side of Claypole Road known as The Coach House.”

Officer report

Planning history

There was no relevant planning history for the site.

“The submitted plan details the ‘L’ shaped parcel of land with a potential 5-dwelling development of the site, comprising a mix of frontage dwellings, and dwellings set to the rear and south of The Coach House. Relevant History 3.1 There is no relevant site history.”

Officer report

What officers recommended

Officers recommended approval because the tilted balance meant the housing, economic and biodiversity benefits outweighed the identified negative impacts.

“Paragraph 11d) requires that planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole; or where specific policies in The Framework, indicate that development should be restricted.”

“The identified negative impacts in this instance do not outweigh the benefits identified, when assessed against the policies in the Framework taken as a whole. Taking all of the above into account, it is Officer’s assessment that the application proposals are contrary to the adopted Development Plan when taken as a whole; however, the material considerations in this case, including the tilted balance, would outweigh the identified conflict, such that planning permission…”

Officer report

Consultation responses

Highways, the Environment Agency, Anglian Water and the Wildlife Trust raised no objections, while Heritage Lincolnshire sought archaeological investigation and drainage conditions were proposed.

“Environmental Agency 6.19 The Environmental Agency raise no objections to the application but draw the applicant attention to building regulations for non mains foul drainage. Anglian Water 6.21 Anglian Water have no objections subject to conditions in relation to waste water treatment, used water network and surface water disposal. Heritage Lincolnshire 6.23 The site for the proposed development lies in an area of archaeological interest.”

Officer report

What people said

Residents and the parish council raised concerns about flooding, drainage, village character, backland development, density, countryside and affordability.

“Stubton Neighbourhood Plan • NE1, NE2, NE3 and BE2 Supplementary Planning Document • Design Guidelines for Rutland and South Kesteven Supplementary Planning Document (Adopted November 2021) 5 Representations Received as a result of Publicity 5.1 This application has been advertised in accordance with the Council's Statement of Community Involvement and 5 letters of representation have been received. The points raised can be summarised as follows: 1.”

“Have concerns of localised flooding and surface water flooding as much of Stubton is not on mains drainage. Should the application be granted the parish would request conditions of adequate and improved drainage and sewage. Appropriate soft and hard landscaping including permeable driveways and access. Would prefer to see a more modest development and not extend into open countryside.”

Officer report

Who spoke

The public speakers included the ward councillor, a parish council representative and the applicant’s agent.

Committee discussion

Members discussed policy conflict, the density and indicative layout, reserved matters, building heights, drainage concerns and the tilted balance.

“- A Member commented his assumption that the local villagers seemed relaxed about the prospect of the development since only five letters of representation had been received. - The applicant’s agent was urged by a Member to account for the concerns of locals about drainage and flooding. The agent noted that he had already been undertaking flooding prevention measures personally.”

“- Concern was noted that the application was contrary to SP2 and SP4 of the Local Plan. - A Member stated that they did not oppose the principle of the development but felt the indicative layout of the site was too dense. The Planning Officer confirmed that the application was submitted in outline with all matters reserved. Therefore, details relating to the layout would be subject to consideration as part of the reserved matters application.”

Minutes

The vote

The committee agreed to grant permission subject to conditions and an amendment to the dwelling-number condition.

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

Minutes

The decision

Permission was granted for no more than five dwellings, with the amended condition intended to define the permission’s scope and appropriate scale.

“- The development hereby permitted shall comprise no more than five dwellings in total. - Reason: To define the scope of the permission and to ensure that the scale of the development is appropriate to the site and its surroundings, in accordance with DE1 and EN1 of the SK Local Plan.”

Minutes