Further plans for significant investment in Lincoln City Centre are set to come to fruition after members of City of Lincoln Council’s Planning Committee unanimously approved two applications submitted by Globe Consultants. The schemes will transform two brownfield and underutilised sites in the heart of the City by delivering Purpose Built Student Accommodation. In partnership with STEM architects and on behalf of Lincoln based developer Jackson & Jackson Developments Limited, Globe worked closely with the City Council’s planning department through an iterative design process to successfully table proposals which were universally backed by members. Both schemes will form part of the University of Lincoln’s offer to undergraduate students and help meet some of the demand generated by the University’s ambitious expansion plans which will see the Brayford Campus population increase by over 3,300 students in the 7 years between 2017/18 and 2024/25.
The first scheme considered related to phase 2 of Jackson and Jackson’s ongoing investment in the Newland area of the City. Approval was granted for the erection of two buildings to provide an addition 93 student bed spaces. The scheme includes a contemporary replacement of the former Taste of Marrakesh restaurant which, unfortunately, has degenerated into a local eyesore. An extension to the former red-brick office building on the corner of Newland and the Avenue is also proposed which takes reference from the host building whilst adopting a more modern design narrative. Planning officers were very keen to acknowledge the success of the scheme and the obvious improvements to the key Newland and Carholme Road approaches into the City Centre.
The second scheme relates to a challenging surface car park site which had been left behind somewhat by the pace of redevelopment around it and within the wider Culture Quarter. The site sits within an area of the City which is known to have significant potential in terms of Roman archaeology. The design proposals skilfully raised the building’s formation level above the known level for Roman archaeology with an innovative foundation solution proposed as a mitigation strategy to ensure preservation in-situ where practicably possible. The building itself takes reference from successful recent additions in the area including Museum Court and the Terrace. The proposes utilise buff brickwork alongside the additional of bronze effect aluminium to add interest and variation to the elevations. Members were particularly complimentary of the design proposals and were strongly of the opinion that the scheme would enhance the quality of the Conservation Area.
Members of the City of Lincoln Council’s Planning Committee unanimously backed plans for the first phase of a multi-million pound Purpose Built Student Accommodation scheme submitted by Globe Consultants. The proposed development, submitted on behalf of Jackson & Jackson Developments Limited, is the first phase of an ambitious regeneration scheme centred around two vacant office blocks and a building used as a restaurant. This important gateway site into the City Centre has been left behind somewhat by the change and redevelopment which has occurred in recent years and was seen by the Council’s planning officers as one of the final pieces in the jigsaw needed to complete the regeneration of the Newland Area. Alongside STEM Architects and the wider design team, Globe worked closely with the Council’s planning and conservation officers to formulate development proposals through a successful iterative design process. The scheme which went before members proposed the erection of a new partial subterranean building to provide four storeys of student accommodation, change of use of two former office buildings to student accommodation alongside external improvements. The first phase results in the delivery of 176 student bedspaces which, on completion, be managed direct by the University of Lincoln.
The City of Lincoln Council’s Planning Committee granted permission for two significant redevelopment proposals in the city. An Outline consent was secured for a 5/6 storey building which will include two levels of car parking with accommodation above in either apartment, office, hotel or student accommodation use. The variation in uses recognises that there is not a specific end user identified but that numerous potential occupiers would be suitable and an outline permission would provide a set of clear development parameters for a detailed scheme to take forward. Detailed analysis has led to robust conclusions regarding matters of scale and height for the development of this centrally located and seriously under-used site. The uses proposed with this application are consistent with those identified as suitable for the Central Mixed Use area by the Central Lincolnshire Local Plan and will help further enhance the vitality and viability of the city centre.
In the south west of the City full planning permission was granted for 2 and 3 storey buildings accommodating 38 apartments along with car parking and open space. The opportunity to develop this site follows the demolition of “The Wildlife” pub over 5 years ago. The one and two bedroom apartments are regarded as an ideal opportunity to provide starter homes in a sustainable location and will include 25% affordable housing units. The design ensures that the new buildings will not unreasonably impact on existing neighbours and includes car parking for 48 vehicles. The Planning Committee, in unanimously supporting the proposals, acknowledged that this scheme provides a welcome opportunity to tidy up and regenerate a brownfield site and delivers a number of properties which would be available for the local community to buy as starter homes.
In addition, the Inspector appointed to consider an appeal against North Lincolnshire Council’s refusal of a proposed affordable housing development at the edge of Kirton in Lindsey concluded the proposals constituted sustainable development and granted permission. He confirmed that there remains significant unmet affordable housing need in the settlement and that the appeal scheme would bring forward 16 affordable housing units which would make a significant contribution to meeting the unmet affordable housing need for Kirton in Lindsey. He explained that whilst the appeal site is outside of the development limit for the settlement the provision of affordable housing accords with saved Local Plan Policy RD2 and Core Strategy Policy CS9 and on that basis considered that overall the appeal scheme complies with the development plan policies for the location of new development.
A little under 18 months ago we were asked by Green Meadow Limited, who trade as ‘Acorn Recyclers’, if we would act as their planning agents for the former RAF Kirton in Lindsey base. Green Meadow had taken the unusual decision to dismiss their previous planning and legal teams and tasked Globe with bringing several fairly complex planning issues to a conclusion. These included; a planning appeal for 130,000sqft of warehousing; a planning appeal for a 40,000sqft Recycling Facility; a Change of Use application for 11,000sqft of workshops and an Outline Application for approximately 300 new dwellings.
Yesterday saw the successful conclusion of the Outline Application for 302 dwellings, which was granted permission unanimously by the North Lincolnshire Council’s Planning Committee.
Progressing the application has involved overcoming a range of issues including issues surrounding the heritage significance of the site which accommodates two Grade II Listed Buildings; a variety of ‘unknowns’ resulting from the past use of the site that needed to become knowns, including some surprisingly complex WW2 drainage systems; and the interrelationship between the proposed residential and approved commercial uses.
Developing the housing site will now remove a large number of existing derelict MOD buildings which, due to their age and build type, contain significant amounts of asbestos. The development will therefore represent a significant regeneration of this potentially, very attractive location. The number of dwellings approved will allow a low density housing development to take place in keeping with the rest of the town, and the site as currently masterplanned retains most of its mature trees and landscaping, helping to establish a sense of place from the outset.
Along the way, the Appeal for the 130,000sqft was allowed and costs awarded. The Recycling Centre Appeal was dismissed on the grounds of noise, but a further application secured change of use for B8 use. The remaining workshops are currently awaiting the final permission following the submission of a Unilateral Undertaking.
The future for this former military base is looking much brighter than it did a few months ago and, as the housing proposal aims to be very respectful of the existing WW2 Sector Operations Building which is to be retained along with its landscaping, it is hoped that this can provide interpretation of the site’s history and the many sacrifices made by those who served on the Base.
Today, Globe learned that their appeal against a refusal by Islington Borough Council had been allowed, and our client, the Appellant, had been awarded costs against the Council.
This appeal was rather an unusual case. It focused on the change of use of a disused brick Park Keeper’s Hut situated in Dalmeny Park, which is within the Tufnell Park Conservation Area. The Council had previously declared the building surplus to requirements and then sold the Hut to our client, who proposed to create an access from their adjoining garden and convert it into a garden room. The Council stated that the capital generated by the sale would be utilised to make improvements to the park and its children’s play area. At this point, the process appeared to have been entirely normal and sensible, that was until our client made their application for the change of use of the hut to enable their planned conversion. Our client’s application was refused on the grounds of the Hut being within an area designated as Public Open Space, and the Council’s contention that the proposed change of use would therefore result in a loss of Public Open Space, which is contrary to policy.
Globe prepared a Statement of Case for the appeal which challenged Islington Borough Council’s interpretation of the relevant policies contained within the London Plan and their own Local Plan. Globe was also able to draw on its experience of local government and estates management to confirm that the Council had correctly applied the requirements of Section 123 of the Local Government Act 1972 before disposing of the Hut, allowing us to demonstrate to the Inspector that the Council had considered the issue of public benefit before deciding to dispose of the building. Globe’s Statement therefore presented a strong argument that, when applying the relevant policies to our client’s application, Islington Borough Council had failed to take account of a significant material considerations. The Inspector agreed with this argument, ultimately allowing the appeal and awarding our client costs on the grounds that the Council had acted “unreasonably contrary to the guidance in the National Planning Policy Framework and the PPG”.
Globe has helped a Skellingthorpe based landowner and developer gain permission for up to 5 additional houses on a previously developed piece of land on Jerusalem Road in the village. The site would extend the recently completed Moss Lane development towards the Sustrans cycle route and see the redevelopment of land formerly used for vehicle salvage purposes and a builders’ store with new one and two storey dwellings, enhancing the local environment in this popular village.
The three Central Lincolnshire planning authorities (City of Lincoln Council, West Lindsey District Council, and North Kesteven District Council) have announced plans for the universal roll out of the Community Infrastructure Levy (CIL) on all qualifying developments from 22 January 2018. It is important to note that this will relate to all planning applications (that are CIL liable) which have not been determined by this date. The Councils will spend and distribute CIL revenue in order to contribute towards the costs of the Lincoln Eastern Bypass, and Secondary Education and School-based post-16 Education across Central Lincolnshire – these form part of the Councils’ Regulation 123 List. A consequence of the Government’s rather muddied thinking on the matter means that the local planning authorities still have the ability, where relevant, to request other developer contributions – namely Primary Education, Healthcare, Open Space, and Affordable Housing – through the use of Section 106 Agreements or, in some cases, the use of Grampian planning conditions. For advice on the CIL charging rates, charging schedule zones, or any other matters in relation to the roll out of CIL, please do not hesitate to contact a member of the Globe team for further information.
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