Planning Concerns

 Notes on Planning Applications for Executive Committee 21st February 2019 (main items) 

Application S/086/00319 & 320/17  7, West Street ( re-submission).

Re-submitted again as: S/086/01054 & 01055/17

Re: Planning Application and Listed Building Consent.

Proposal to renovate the rear derelict portion of the property adjacent to the River Baine to create a lettable single bedroom unit. The proposal is to re-order the available rooms and add a first floor bedroom in order to comply with guidance on flood risk.

 Decision: Approved on Appeal

 Current situation: Construction in progress.

 Application S/086/01831/16, Health Centre, Manor House Street, Horncastle

Revised submission for proposal to replace existing Health Centre with an eco-friendly domestic property.

Decision: Approved (subject to 5 pages of conditions).

 Current Position: Demolition works completed. No further activity on the Site. Proposed development understood to be on hold.

 Application S/086/00239/18: Land at Langton Hill: Application to remove Condition 13 (upgrading of 2No bus stops on Lincoln Road). Reference: Development of 265 dwellings on Langton Hill.

 As stated in title. The only justification noted on the Application Form is that "The Bus Stop improvements as identified within this condition are no longer required by Lincolnshire County Council Highways department.

 Response: Objection.

 On inspection, the proposal for upgrading the bus stops stemmed from a transportation report in the original application for the development. The proposal was said to have been agreed by LCC. The upgrading of the bus stops was not a requirement of Lincolnshire Highways Department. The purpose of the upgrade is to encourage bus use by the occupants of the 265 new dwellings, not to meet a requirement of Lincolnshire Highways Department.

 Decision: Approved. Basis of Approval not given.

 Further Action: E-mail sent to ELDC Planning Dept requesting explanation of Approval. Referred to Planning Committee Minutes. In effect there was said to be insufficient space in one direction and LCC Highways refused approval of upgraded bus-stop in the other direction because no-one would accept the responsibility for onward maintenance.

 Application S/086/01840/18 Foundry Yard, Holt Lane, Horncastle, LN9 6AL

Revised application (again for two dwellings).

 Response: No objection but with query concerning rights of access and other minor comments.

 Decision: Awaited.

 Application S/086/02393 & 02397/18: 37 High Street, Horncastle,LN9 5HP ("The Punch House”)

Fresh proposal for the convernsion of this ground floor property into three shops (rather than into a single Age UK Access Centre).

 Response: No objection but take opportunity to suggest that the Punch House sign be refurbished.

 Decision: Approved.

 Application S/086/02271/18 2, Linden Road, Horncastle, LN9 5EE

Erection of detached greenhouse (amendment to that approved under S/086/01351/17).

 Response: Minor objection: suggestion made that the existing permission with the apex of the greenhouse roof running parallel to the boundary wall is preferable as less obstrusive to the neghbouring property.

 Decision: Approved.

  S/086/00122 & 00123/19: 21 & 23 High Street, Horncastle, LN9 5HL

Planning Permission & Listed Building Consent for Change of use =, conversion of, internal and external alterations to former store…to provide 2 No residential units: 21 and 23 High Street, Horncastle, LN9 5HL

Response: Objection on grounds that information incomplete. No objection to the principal but detail inadequately defined.

 Decision: Awaited.

 General

1          Shop Fronts: E-mail sent to ELDC seeking guidance on shop signage within the Conservation Area. A recent inspection identified a number of shop fronts which have not been identified in Planning Applications and which are not appropriate.

 ELDC Response: Please advise specific cases so that Planning can inform Enforcement.

Action: E-mail sent citing 27, Bridge Street and the lower part of the window display in the burger bar adjacent to Costa (Market Place).

ELDC Response:

re 27, Bridge Street: already investigated (May 2018) and concluded that no grounds for further action.

Re 18, Market Place: will be investigated.

 Society response re 27, Bridge Street: requested review of findings as the large orange advertisements on the lower part of the shop front appear to conflict with Planning guidelines and ELDC recommendations.

ELDC Response: ELDC advise that the advertisements as displayed falls within Class 5, Part 5, Schedule 3 of The Town and Country Planning (Control of Advertisements) (England) Regulations 2007 (As Amended) and therefore complies with the current regulations therefore no action can be taken against it. The document on the Councils website referred to by the Society is for developers looking into the shop front grants scheme that East Lindsey are running. The document is not planning related and  cannot be enforced against, it is simply guidance for that scheme.

 2          Langton Hill Development: E-mail sent to ELDC Planning re-iterating concerns over the drainage provisions (now constructed) on the Langton Hill Development. ELDC Response: Re-assurances received from the Developer that designs carried out by Peter Brett Associates and approved by Lincolnshire County Council (as the appropriate SUDS authority) and that embankment tests carried out (and passed),as specifiec.

Further e-mail sent to ELDC querying whether or not the consequences of a design storm being exceeded had been adequately considered. ELDC Response: Please refer to Lincolnshire County Council as the approving authority (ELDC Planning do not have the appropriate knowledge of such issues). Further e-mail sent on behalf of HHHS to LCC seeking assurances that the drainage submission had been reviewed by suitably qualified staff and that the submission had included a flow path assessment for a flood exceeding the design storm. LCC Response: Confirmation that (i) the submission had been reviewed by suitably qualified staff and (ii) the submission had included a flow path assessment in the case of flood exceedance.

Request submitted to LCC for reference to locate a copy of the design exceedance review if it is in the public domain. No response as at 20th February 2019.

 3                    Conservation Officer: E-mail sent re present vacancy for post of Conservation Officer and requesting explanation of how conservation issues were being dealt with in the meantime.

ELDC response: Post already advertised once but no takers. Will be re-advertised shortly. In the meantime using a Consultant as necessary (believed to be the previous Conservation Officer).

4                    E-mails from David Lawrence re Dilapidations: to be followed up.

4.1       Queen Street old chapel

4.2       Post Office, water penetration

4.3       Punch House, window frames

4.4       6, Market Place: state of rendering.

4.5       Joseph Banks Town House, upper window frames

4.6       Possible uses by the Society of upper rooms in the Post Office or Queen Street old chapel as a Horncastle Museum. 

Michael Hieatt   21st February 2019

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Notes on Planning Applications for Executive Committee 10th January 2019 (main items)

 Application S/086/01831/16, Health Centre, Manor House Street, Horncastle

Revised submission for proposal to replace existing Health Centre with an eco-friendly domestic property.

Decision: Approved (subject to 5 pages of conditions).

 Current Position: Demolition works completed. No further activity on the Site. Proposed development understood to be on hold.

 Application S/086/00239/18: Land at Langton Hill: Application to remove Condition 13 (upgrading of 2No bus stops on Lincoln Road). Reference: Development of 265 dwellings on Langton Hill.

 As stated in title. The only justification noted on the Application Form is that "The Bus Stop improvements as identified within this condition are no longer required by Lincolnshire County Council Highways department.

 Response: Objection.

 On inspection, the proposal for upgrading the bus stops stemmed from a transportation report in the original application for the development. The proposal was said to have been agreed by LCC. The upgrading of the bus stops was not a requirement of Lincolnshire Highways Department. The purpose of the upgrade is to encourage bus use by the occupants of the 265 new dwellings, not to meet a requirement of Lincolnshire Highways Department.

 Decision: Approved. Basis of Approval not given. Suggest that the Society ask for the basis for the removal of the original condition in the face of many objections.

 Application S/086/01840/18 Foundry Yard, Holt Lane, Horncastle, LN9 6AL

Revised application (again for two dwellings).

 Response: No objection but with query concerning rights of access and other minor comments.

 Decision: Awaited.

 Application S/086/02393 & 02397/18: 37 High Street, Horncastle,LN9 5HP ("The Punch House”)

Fresh proposal for the conversion of this ground floor property into three shops (rather than into a single Age UK Access Centre).

 Proposed response: No objection but take opportunity to suggest that the Punch House sign be refurbished.

 Decision: Not yet due.

 Applications S/086/02171/18 & 02172/18 3, Prospect Street, Horncastle, LN9 5JB

Planning Permission & Listed Building Consent: Extension and alterations to existing dwelling to provide an attached garage on site of an existing garage which is to be demolished.

 Response: No objection but with minor comments re brickwork and clarification of the proposed garage doors.

 Decision: Approved including conditions picking up some of the Society’s points.

 Application S/086/02271/18 2, Linden Road, Horncastle, LN9 5EE

Erection of detached greenhouse (amendment to that approved under S/086/01351/17).

 Response: Minor objection: suggestion made that the existing permission with the apex of the greenhouse roof running parallel to the boundary wall is preferable as less obstrusive to the neghbouring property.

 Decision: Awaited.

 General

1          E-mail sent to ELDC seeking guidance on shop signage within the Conservation Area. A recent inspection identified a number of shop fronts which have not been identified in Planning Applications and which are not appropriate.

 ELDC Response: Please advise specific cases so that Planning can inform Enforcement.

Action: E-mail sent citing 27, Bridge Street and the lower part of the window display in the burget bar adjacent to Costa (Market Place).

 2                 E-mail sent to ELDC Planning re-iterating concerns over the drainage provisions (now constructed) on the Langton Hill Development.

 ELDC Response: Re-assurances received from the Developer that designs carried out by Peter Brett Associates and approved by Lincolnshire County Council (as the appropriate SUDS authority) and that embankment tests carried out (and passed),as specifiec.

Further e-mail sent of ELDC querying whether or not the consequences of a design storm being exceeded had been adequately considered.

ELDC Response: Please refer to Lincolnshire County Council as the approving authority (ELDC Planning do not have the appropriate knowledge of such issues).

E-mail sent on behalf of to LCC seeking assurances that the drainage submission had been reviewed by suitably qualified staff and that the submission had included a flow path assessment for a flood exceeding the design storm.

 LCC Response: Confirmation that (i) the submission had been reviewed by suitably qualified staff and (ii) the submission had included a flow path assessment in the case of flood exceedance.

Request submitted to LCC for reference to locate a copy of the design exceedance review if it is in the public domain. No response as at 10th January 2019.

Michael Hieatt   10th January 2019

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Notes on Planning Applications for Executive Committee 25th October 2018 (main items)

 Application S/086/00319 & 320/17  7, West Street ( re-submission).

Re-submitted again as: S/086/01054 & 01055/17

Re: Planning Application and Listed Building Consent.

Proposal to renovate the rear derelict portion of the property adjacent to the River Baine to create a lettable single bedroom unit. The proposal is to re-order the available rooms and add a first floor bedroom in order to comply with guidance on flood risk.

 Submission again refused.

 Notification now received that an Appeal was been submitted by the Applicant.

 Appeal Decision: No further information.

 Application S/086/01831/16, Health Centre, Manor House Street, Horncastle

Revised submission for proposal to replace existing Health Centre with an eco-friendly domestic property.

Decision: Approved (subject to 5 pages of conditions).

 Current Position: Demolition works completed. No further activity on the Site.

 Application S/086/00551, 650 & 651 /17, High Street, Horncastle

Proposals for minor remodelling of shop front, installation of a full face roller shutter security door (security for a jewellers shop) and externally signboard with external ED lighting.

 Response: The Society objected to (i) the full face roller shut, suggesting a grill type giving visual access to the shop windows when to shop is closed (ii) the external illumination of the shop front sign, as being contrary to Conservation Area polic

Decision:

(i)  S/086/00551/17     Approved:       re Facia Sign "Notwithstanding the submitted details the sign hereby granted consent shall not be illuminated in any way.

(ii)  S/086/650,651/17 Refused:          re Roller-shutter security blind. Design not in keeping with neighbouring shops.

 Note: The roller shutter has already been installed as in the submission. The shutter as installed is painted in a royal blue and presents a uniform blank appearance when shut and in daylight. At night time, when the shop window lights are on, it can be seen that the central portion of the metal blind is made of pierced metal allowing the window display to be seen.

 An Appeal was lodged. The Appeal has been dismissed by the Inspector, Appeal Decision dated 11th April 2018.

 Further Application: S/086/01713/18  Alterations to provide the restoration of the shop front

 Society’s Response: No objections (with supportive comments).

 Decision: Approved (N.B. Decision made by Town Council in exercise of their new powers). N.B. No reference to a security screen.

 Application S/086/02431/17: Land at Mareham Road (52 dwellings): Reserved matters approval.

A substantial submission covering the Reserved Matters from the original Outline Permission..

Response: The Society has objected to the application as it stands due to insufficient detail. The application is in practice an application for detailed planning permission. Whereas a significant amount of work has been carried out to address Reserved Matters various point of detail remain undefined.

 Decision: Still awaited

 The Society has been copied into correspondence from Mr Richard Baker and Dr David Lawrence to ELDC raising drainage issues which they consider to be in need of addressing before any development can proceed.

 A further submission received as an "amendment” to the earlier submission addressing the various point raised by Messres Baker, Lawrence and Holdaway, in effect dismissing the various point or referring to information already in the public domain. The main thrust of the letters from Messrs Baker, Lawrence and Holdaway concerns the suitability of the drainage downstream of the site. The developer refers to riparian rights, placing the onus on the downstream landowners. The retention facilities proposed by the developer restricts flows from the site (up to the 100 year storm) to 12.2 litres/second (equivalent to the annual average peak runoff from the existing site) which is a marked improvement on the existing situation up to the 100 year storm.

 Application S/086/00239/18: Land at Langton Hill: Application to remove Condition 13 (upgrading of 2No bus stops on Lincoln Road). Reference: Development of 265 dwellings on Langton Hill.

 As stated in title. The only justification noted on the Application Form is that "The Bus Stop improvements as identified within this condition are no longer required by Lincolnshire County Council Highways department.

 Response: Objection.

 On inspection, the proposal for upgrading the bus stops stemmed from a transportation report in the original application for the development. The proposal was said to have been agreed by LCC. The upgrading of the bus stops was not a requirement of Lincolnshire Highways Department. The purpose of the upgrade is to encourage bus use by the occupants of the 265 new dwellings, not to meet a requirement of Lincolnshire Highways Department.

 Decision: Still awaited.  No further information.

 Application S/086/02195/17: Foundry Yard, Holt Lane, Horncastle, LN9 6AL

Proposal to construct 2 No houses + detached garage: Revised proposal following comments made by others relating to flooding matters.

 Response: No objection in principle. Comments as raised on the original Application still apply.

 Decision: Approved.

 Application S/086/01840/18 Foundry Yard, Holt Lane, Horncastle, LN9 6AL

Revised application (again for two dwellings).

 Response: Pending (due 29/10/2018)

 Application S/086/00526/18: 37 High Street, Horncastle,LN9 5HP ("The Punch House”)

Proposal to convert the ground floor from a public house to a retail unit.

 The proposal is made on behalf of Age UK with the intent of using the vacant ground floor as an Access Centre.

 Response: The Society does not object to the proposed change of use but raised various questions concerning details which were not apparent from the Application.

 Amendment received concerning the proposed use classification and location of the proposed main access door and ramp.

 No fundamental change required to the Society’s response.

 Decision: Approved. Work is on-going. Note that part of the premises has signs in the windows advising the impending arrival of Grace’s Boutique (not Age UK).

 Application: S/086/01724/18 27, High Street, Horncastle, LN9 5HP

Change of use, conversion of 1st floor to a flat (previously facilities to Nat West Bank)

 Response: No objection (with minor comments)

 Decision: Approved.

 Application: S/086/01821/18: 20, Bull Ring, Horncastle, LN9 5HU (Myer’s Bakery)

Siting of 2 No containers at rear of bakery (retrospective).

 Response: Objection. Note that the application states that the containers are an interim measure until a permanent solution can be put in place. It was therefore suggested that if approval is given it should be for a limited period and that screening should be defined.

 Decision: Awaited.

 Application: S/086/01905/18:Land at rear of Fighting Cocks Inn, West Street, Horncastle, LN9 5JF

Outline erection of dwelling & detached garage.

 Response: Objection. Insufficient information + other comments.

 Decision: Awaited.

 Applications:  S/086/01903 &01904/18 The Fighting Cocks, West Street, Horncastle, LN9 5JF

Planning Approval & Listed Building Consent: Internal & External Alterations to existing Public House, including demolition of lean to garage and erection of a purpose built micro-brewery building (single storey).

 Response: Pending (due 29 & 30/10/2018)

 General

1          E-mail sent to ELDC seeking guidance on shop signage within the Conservation Area. A recent inspection identified a number of shop fronts which have not been identified in Planning Applications and which are not appropriate.

 ELDC Response: Please advise specific cases so that Planning can inform Enforcement.

 Action: MJH

1                    E-mail sent to ELDC Planning re-iterating concerns over the drainage provisions (now constructed) on the Langton Hill Development.

 

ELDC Response: Re-assurances received from the Developer that designs carried out by Peter Brett Associates and approved by Lincolnshire County Council (as the appropriate SUDS authority) and that embankment tests carried out (and passed),as specifiec.

Further e-mail sent of ELDC querying whether or not the consequences of a design storm being exceeded had been adequately considered.

 ELDC Response: Please refer to Lincolnshire County Council as the approving authority (ELDC Planning do not have the appropriate knowledge of such issues).

 E-mail sent on behalf of to LCC seeking assurances that the drainage submission had been reviewed by suitably qualified staff and that the submission had included a flow path assessment for a flood exceeding the design storm.

 LCC Response: Confirmation that (i) the submission had been reviewed by suitably qualified staff and (ii) the submission had included a flow path assessment in the case of flood exceedance.

Request submitted to LCC for reference to locate a copy of the design exceedance review if it is in the public domain.

Michael Hieatt   25th October 2018

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Notes on Planning Applications for Executive Committee 12th April 2018 (main items)

 Application S/086/00319 & 320/17  7, West Street ( re-submission).

Re-submitted again as: S/086/01054 & 01055/17

Re: Planning Application and Listed Building Consent.

Proposal to renovate the rear derelict portion of the property adjacent to the River Baine to create a lettable single bedroom unit. The proposal is to re-order the available rooms and add a first floor bedroom in order to comply with guidance on flood risk.

 Submission again refused.

The applicant has now Appealed. Appeal decision awaited.

 Application S/086/01831/16, Health Centre, Manor House Street, Horncastle

Revised submission for proposal to replace existing Health Centre with an eco-friendly domestic property.

Decision: Approved (subject to 5 pages of conditions).

 Current Position: Demolition works are due to begin towards the end of April, 2018

 Application S/086/00551, 650 & 651 /17, High Street, Horncastle

Proposals for minor remodelling of shop front, installation of a full face roller shutter security door (security for a jewellers shop) and externally signboard with external ED lighting.

 Response: The Society objected to (i) the full face roller shut, suggesting a grill type giving visual access to the shop windows when to shop is closed (ii) the external illumination of the shop front sign, as being contrary to Conservation Area polic

Decision:

(i)  S/086/00551/17            Approved:            re Facia Sign "Notwithstanding the submitted details the sign hereby granted consent shall not be illuminated in any way.

(ii)  S/086/650,651/17       Refused:               re Roller-shutter security blind. Design not in keeping with neighbouring shops.

 Note: The roller shutter has already been installed as in the submission. The shutter as installed is painted in a royal blue and presents a uniform blank appearance when shut and in daylight. At night time, when the shop window lights are on, it can be seen that the central portion of the metal blind is made of pierced metal allowing the window display to be seen.

 It is understood that an Appeal has been made.

 No further information.

 Application:  S/086/1335/09:  38, East Street, Horncastle, LN9 6AZ

Proposed alterations to party wall etc (see also an earlier application (2003) to renovate existing cottages and convert existing workshops into row of new cottages).

Current position: The redevelopment is well advanced. Details of the original (2003) application are not available on-line, but details from the 2009 application an inconsistent regarding roof line, gable end finishes etc. Whereas the redevelopment is to be encouraged there are changes to the original submission as approved which do not appear to have ELDC formal approval. For example, the rainwater goods are plastic "cast iron”: the original decision (dated 18th May 2009) giving approval to the 2009 submission contained the condition that "All rainwater goods shall be of cast iron…”.

 Formal complaint submitted to ELDC regarding the use of plastic "cast iron£ rainwater goods and querying (i) which Approved Drawings are being followed (ii) whether the many planning conditions stated in the earlier approval decision letters are being met. Response awaited.

 The developer was said to have submitted a planning application for the use of the as-installed plastic "cast iron” rainwater goods but this is not apparent from the EDLC Planning website (?). It appears that the application may have been withdrawn.

 Response received advising that the referenced drawings related to the demolition of a wall and as such it would not be possible to enforce the condition relating to the use of cast iron drain pipes. There appears to be some confusion as the condition referred to was set by ELDC in an approval letter.

 The Society to query the letter from Planning Enforcement.

Application S/086/00017/18: 16_17 Market Place, Horncastle, LN9 5BN

Proposed change of use from Class A1: Shops to form cafe under Class A3.

Presently occupied by Achurch; application made on behalf of Costa Coffee.

 Response: The Society did not raise an objection to the proposed change but did raise several points of detail.

 Decision: Approved.

 Application S/086/00052/18: 16-17 Market Place, Horncastle, LN9 5BN (Costa Coffee)

Consent to display non-illuminated facia sing and hanging sign.

Response: No objection to the proposed signage.

 Decsion: Approved

 Application S/086/02085/17: 2, Lindsey Court, Horncastle, LN9 5DH

Proposed conversion and change of use 2 former shops with dwelling above to 3 residential units.

Response: As discussed with the Executive Committee, no objection to the principal but various points of detail queried.

 Decision: Original application withdrawn.

 Re-submitted as S/086/00098 (Plannning) & 99 (Listed Buildings).

 Response: As for the original application, no objection in principal but formally an Objection due to points of detail.

 Decision: Approved.

 Application S/086/02431/17: Land at Mareham Road (52 dwellings): Reserved matters approval.

A substantial submission covering the Reserved Matters from the original Outline Permission..

Response: The Society has objected to the application as it stands due to insufficient detail. The application is in practice an application for detailed planning permission. Whereas a significant amount of work has been carried out to address Reserved Matters various point of detail remain undefined.

 Decision: Awaited

 Application S/086/00045/18 The Old Stables, 9 Market Place, Horncastle. LN9 5HB

Consent to Display: 1 No non-illuminated wall mounted sign.

 Response: Objection. The proposed sign is some distance from the The Old Stables and would mounted on a steel frame sticking up above the wall (which is thought to be owned by ELDC). If it were approved, it is suggested that it be mounted below the top of the wall so as to not interrupt the Conservation Area roofscape. If this sign were allowed, it could open the door for every other business in the town to do likewise. It is suggested that an appropriate alternative might be a mobile floor standing sign, subject to the necessary permissions from the relevant landowner.

 Decision: Refused

 Application S/086/00239/18: Land at Langton Hill: Application to remove Condition 13 (upgrading of 2No bus stops on Lincoln Road). Reference: Development of 265 dwellings on Langton Hill.

Planning Concerns

The Society is consulted on planning applications within the conservation area of the town or on applications that may have an effect on conservation areas.

Dr Michael Hieatt, one of our members, responds to these applications on behalf of the Society and keeps Members informed on important issues.

Sometimes, as in the case of the Tesco and the Mareham Road applications other members contribute towards responses.