Item No 6 (i)

Site: Land Adjacent to Motherby Hill and Alexandra Terrace, Lincoln, Lincs.

Application No:

2007/0417/F

Target Date: 5 September 2007 Agent: Mrs N Bains CSJ Brook Smith Applicant: LCT Properties Ltd Development:

Erection of a Three Storey Building for 12 Apartments and 12 Parking Spaces (REVISED PROPOSAL).

Background The application site is situated at the corner of Alexandra Terrace and Victoria Street and was formerly occupied by Walnut House, long since demolished. The site is cleared and slopes steeply; it has a frontage to Alexandra Terrace and backs onto Motherby Hill. Planning permission was granted for the erection of 6 houses on the site in 2004 whilst an earlier application in 2001 for 21 flats did not receive planning permission. The application proposes to erect a three-storey building to provide 12 flats on the site, together with 12 parking spaces.

Site Visit Undertaken on 10 January 2008. Issues The issues raised by this proposal are as follows:

• Visual amenity • Residential amenity • Traffic and parking • Slope stability • Archaeology.

Policies Referred to PPS 1- Delivering Sustainable Development PPS 3- Housing PPG 15- Planning and the Historic Environment PPS 16- Archaeology and Planning CLLP Policy 34 Design and Amenity Standards Policy 56A – New Housing (self contained). Consultations Consultations were carried out in accordance with the Statement of Community Involvement, adopted June 2006.

Consideration of Issues Visual Amenity The application site occupies a central position on the historic hillside and it is necessary to assess long views of the site as well as the more local impacts when dealing with visual amenity. The hillside is characterised by the tiered and somewhat ad hoc pattern of development over centuries within which newer development has been incorporated resulting in a rich tapestry of building held together with local materials and a generally consistent scale and mass. New development should therefore be carefully assessed and justified in this context. The building proposed for the site has been the subject of very lengthy discussion and the proposal before you has developed and changed through the course of those discussions. The three storey buildings now proposed are cut into the steep slope of the site and whilst they are taller than the two storey terraces which characterise Victoria Street and Alexandra Terrace they are of a mass and a proportion which is characteristic of the hillside. The applicant has provided a longer distance view of the site and this demonstrates that the building will fit well into its context and make a positive contribution to the hillside. The site is visible from West Parade and a building will provide a termination to the view up Victoria Street. Attention has been paid to the element of the building that will be visible in this position and the design and detail provided is acceptable and appropriate to the site. The use of bay windows acknowledges the local architecture and the window proportions and roof pitches also take references from the surrounding context and these elements are blended with a more contemporary style to give a new building which respects its surroundings. West Hill House, situated uphill and north of the application site, is a grade II listed building and views from West Parade and also longer distance views demonstrate that part of West Hill House will no longer be visible from these points. However the views of West Hill, which can currently be gained, are unusually open and any significant development would have a similar effect. West Hill House will still be an important and prominent building on the hillside panorama. The detailed design of the buildings is good and the variation in roofline and footprint contributes to the mass appearing consistent with the area. The overall result is that the development will make a positive contribution to the visual amenity of the area. Residential Amenity The application site has two storey terraced housing on two sides whilst uphill and to the north are larger Victorian villas and West Hill House which has recently been converted to three dwellings. The impact of development on these properties has been a major consideration during the development of the scheme and has been mitigated as far as is reasonably possible. The previous approval for six houses on the site had a particular mass and height and would have had an impact on surrounding properties. The development now proposed will be set back from the Alexandra Terrace frontage and therefore be some 15 metres from the boundary of the nearest property on Victoria Street. The building is approximately 4 metres from the boundary with the nearest property on Alexandra Terrace, but is set back from the street frontage and cut into the slope

of the site; the impact on this property is therefore not significant. The properties at West Hill House to the north of the site currently enjoy an uninterrupted view from both ground and first floor windows across the City. The development of this site will result in the roof of the new building rising above the level of the gardens to West Hill House and consequently obscuring the view from the garden and the ground floor of West Hill House. The previous approval for six houses on the site would have had a similar effect on the view and it is not within the ambit of the planning system to protect the views, which an individual may enjoy. The development will not be overbearing in its effect on West Hill House nor will it cause any overshadowing. I do not consider therefore that it has a harmful effect on the neighbouring properties. There are also residential properties to the east of the application site on the east side of Motherby Hill, the closest of which is the Poplars; the development is sufficiently separated from this property and again is cut into the hillside to ensure any effect on this existing property is limited. I do not consider the effect of the development on the houses on the east side of Motherby Hill is harmful. The development of 12 flats on a site of 1089m2 gives a density of development of 120 dwellings per hectare. The development provides a total of 23 bedrooms – the previous approval for six houses on the site provided 24 bedrooms. Traffic and Parking The development provides 12 off street parking spaces, one for each of the apartments and in this respect contrasts with the on street parking which is available to residents of the surrounding houses on Alexandra Terrace and Victoria Street. The site only has a short road frontage at the corner of the two streets and the Highway Authority has assessed the access and is satisfied with it and with the layout of the parking area. Slope Stability The steeply sloping nature of the site means that careful attention needs to be paid to slope stability and particularly the retention of the land above the site. The applicant has employed consulting Engineers to undertake an assessment of ground conditions and also an assessment of likely contamination. There is no contamination on the site and the ground investigation report recommends sheet piling and ground anchors to retain the land to the north of the site and also recommends a piled foundation for the main building. The foundation design should be the subject of a condition requiring details to be submitted and approved, as should the proposed retention works. Archaeology The site has been the subject of an initial archaeological assessment in 2005, which identified and recorded the Roman defensive ditch at the eastern end of the site. The City Archaeologist has requested a condition on any planning permission to require details of how the ground works for the development will be carried out to ensure that the archaeological content of the site is not harmed. Conclusion The development has been carefully designed to recognise its context and to

address the various constraints, which the site presents. It provides 12 apartments close to the City centre, provides 12 parking spaces and does so in a manner, which is appropriate to the local area.

Financial Implications None. Legal Implications None. Equality Implications There are no equality implications raised by this proposal, which are not considered under other legislation. Application Negotiated Either at Pre-Application or During Process of Application Yes. Application Determined Within Target No – the development has been the subject of discussion and change over several months. Responses Objection, Helen Heath 10 Roseberry Avenue, Lincoln, LN1 1ND Concern regarding the scale and massing in relation to surrounding properties. Overshadowing as 3 and 4 storeys high, and too tall. Development would be out of character with the area in design and appearance as well as being overbearing. Extra traffic flow will be generated in confined space, and will place unacceptable additional strain on local parking provision. Overdevelopment of the site. Objection, Neil Murray 26 Rudgard Lane, Lincoln, LN1 1QH Concern that proposal would be too intense for area. Would be cramming too much on the site. No comments, Head of Environmental Sustainability Scientific Officer, DDES City Hall Comments, Highways & Planning Lincolnshire County Council Requests that any permission given by the local planning authority shall include the conditions as set out on the draft decision notice. Objection, Lincoln Civic Trust St Mary`s Guildhall, 385 High Street, Lincoln, LN5 7RY The Lincoln Civic Trust recommends refusal on the grounds of excessive height of the eastern block, which should be reduced to 3 storeys to minimise the domination over adjacent premises, whilst retaining the stepped ridge to the roof.

No objections, Lincoln Civic Trust St Mary`s Guildhall, 385 High Street, Lincoln, LN5 7RY- Revised proposals. Objection, RAT's C/o 83 Alexandra Terrace, Lincoln, LN1 1JF Concern that proposal is out of keeping with built environment. Feel that the scale and mass are too big. View should be protected for reasons of tourist and residential amenity. The site was a haven for wildlife. Trees should be planted replace ones that were removed. 14 car parking spaces will cause problems at entrance placed on a bad bend at the top of steep hill. Too high and too small for 4 storey's. Objection, Beatrice Kelly C/O ResIdents of Alexandra Terrace, 79 Alexandra Terrace, Lincoln, Lincs, LN1 1DF Concern regarding increased traffic and parking congestion causing concern of highway safety. Out of keeping against small terraced houses. Overlooks aesthetic considerations in mass, height, density and design. View of ancient monument blocked from the west. Mature trees were felled from this site in a conservation area. Trees should be replanted. Objection, Dahlia Lee Lee 113 Alexandra Terrace, Lincoln, Lincs, LN1 1JF Concern regarding road safety from dangerous bend and increase in traffic. Too big, too high at 4 storeys and intensive. Not in keeping with area. Loss of public view. Threatens green space, trees and wildlife. Support, David Lewis Lewis 22a, Beaumont Fee, Lincoln, LN1 1EZ Support for the application although the revised scheme is not as attractive or interesting as the previous design. Objection, Gavin McIntosh McIntosh 113 Alexandra Terrace, Lincoln, Lincs, LN1 1JF Concern regarding access to parking areas. Overbearing, overshadowing, overlooking and out of keeping against modest two storey homes in vicinity. Harms views into and out-of the city. Objection, H Rimmer Rimmer 2 Westhill House, Motherby Hill, Lincoln, Lincs, LN1 1HD Concern regarding the potential loss of privacy, and that it will not be in keeping within the area and objects to number of storeys. Objection, Heike & Martin Czimmerl Czimmerl The Poplars, Beaumont Fee, Lincoln, Lincs, LN1 1EZ Concern regarding loss of privacy, overlooking and overshadowing. Increased traffic intensity. Sent email 12/12/07 - Still concerned with increased traffic noise and disturbance and feels that even though height has been reduced, they will be overlooked and will be lack of privacy. Design is not in keeping with surrounding buildings.

Objection, Helen Sutton & Andrew Atherton Helen Sutton & Andres Atherton 3 Westhill House, Motherby Hill, Lincoln The flats will overshadow garden and cause loss of privacy, the affect and impact the foundations will have on property (Grade II), flats will be out of character to area in design and appearance as well as being of an overbearing nature. Increase in traffic and disturbance, Objection, Martin Stevens Stevens 39 Alexandra Terrace, Lincoln, LN1 1JF Concerns regarding parking, access and traffic. Objection, Mr & Mrs McCaughern McCaughern 30 Victoria Street, West Parade, Lincoln, Lincs, LN1 1HU Concern that area cannot take density of the building. Flood risk. Traffic congestion. Objection, Mr & Mrs McCaughern McCaughern 30 Victoria Street, West Parade, Lincoln, Lincs, LN1 1HU Concerns regarding overdevelopment, parking, traffic. Objection, Mr & Mrs Sutherland Sutherland 1 Westhill House, Motherby Hill, Lincoln, Lincs, LN1 1HD Concern regarding the affect on privacy. The 3 and 4 storey building would have an effect on the aspect of the area. Objection, Mr J R Hawker Hawker 77 Alexandra Terrace, Lincoln, Lincs, LN1 1JF Concern that development is too high and overbearing. Out of keeping with built environment. Mass of building unrealistic for this site. Dangerous car parking and traffic safety as on steep gradient and sharp bend. Historic views of the city will be lost. Objection, Ms B Beatrice Kelly 1 Victoria Passage, Lincoln, Lincs, LN1 1JD Concern that the flats are out of keeping with surrounding properties. Development is too big for small area. Congestion problems. Mature trees removed. Objection, Ms Katie Morris Morris 27 Alexandra Terrace, Lincoln, Lincs, LN1 1JF Concern regarding increase in parking congestion and access for emergency vehicles. Comments, Robin Loukes Loukes 2 Victoria Passage, Lincoln, LN1 1JD Concerns regarding parking, noise and disturbance, effect on the character of the area. Comments, S Maxwell Maxwell 55 Victoria Street, Lincoln, Lincolnshire, LN1 1HY Concerns regarding parking, flooding, access.

Objection, The Owner/Occupier 35 Victoria Street, Lincoln, Lincolnshire, LN1 1HY Objects to the height, loss of privacy, loss of light, not in keeping with area, Comments, Head Of Heritage City Hall Condition attached

Recommendation Grant with conditions of: Foundation design Slope stability assessment Archaeological measures Details of all external materials Provision and retention of bin storage Provision and retention of car parking Landscaping Report by: Head of Planning Services

Site Location Plan

Layout

Rear Elevation

Front (south) elevation

East and west elevations

Original elevation

Site layout

Elevation of previously approved dwellings