Consultee Responses

Natural England’s response is not site specific and they advise assessing the application against their standing advice.

Mick Albans, City Arboricultural Officer (Mick Albans)

Environment Agency I have inspected the submitted documents and confirm that the Environment Agency does not wish to make any comments. Should you require any additional information, or wish to discuss these matters further, please do not hesitate to contact me on the number below. Yours faithfully Nicola Farr Sustainable Places - Planning Advisor

Western Power Western Power has no Network within or in proximity to this site.

Witham 3rd District Internal Drainage Board The Board has no comments on this application, the development does not affect the interests of the Board.

Highway Authority and Lead Local Flood Authority Lincolnshire County Council

Notice is hereby given that the County Council as Local Highway and Lead Local Flood Authority: Requests that any permission given by the Local Planning Authority shall include the conditions below. CONDITIONS (INCLUDING REASONS) /REASONS FOR REFUSAL/ADDITIONAL INFORMATION REQUIRED

HP00 – No development shall take place until a construction traffic management plan has been submitted to and approved in writing by the LPA Reason: In the interests of safety of the users of the public highway and the safety of the users of the site. HP23 - Before each dwelling (or other development as specified) is occupied the roads and/or footways providing access to that dwelling, for the whole of its frontage, from an existing public highway, shall be constructed to a specification to enable them to be adopted as Highways Maintainable at the Public Expense, less the carriageway and footway surface courses. The carriageway and footway surface courses shall be completed within three months from the date upon which the erection is commenced of the penultimate dwelling (or other development as specified). Reason: To ensure safe access to the site and each dwelling/building in the interests of residential amenity, convenience and safety. HP26 - Before any dwelling is commenced, all of that part of the estate road and associated footways that forms the junction with the main road and which will be constructed within the limits of the existing highway, shall be laid out and constructed to finished surface levels in accordance with details to be submitted and approved by the local planning authority. Reason: In the interests of safety of the users of the public highway and the safety of the users of the site. HP33 - No dwelling be occupied until a surface water drainage scheme for the site, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall: a) Provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site; b) Provide attenuation details and discharge rates which shall be restricted to 5 litres per second; c) Provide details of the timetable for and any phasing of implementation for the drainage scheme; and d) Provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime. The development shall be carried out in accordance with the approved drainage scheme and no dwelling shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full in accordance with the approved details.

Simon Challis, Strategic Development Officer, Corporate Property Team

Lincolnshire County Council

Anglian Water Assets Section 1 – Assets Affected 1.1 There are assets owned by Anglian Water or those subject to an adoption

agreement within or close to the development boundary that may affect the layout of the site. Anglian Water would ask that the following text be included within your Notice should permission be granted. “Anglian Water has assets close to or crossing this site or there are assets subject to an adoption agreement. Therefore the site layout should take this into account and accommodate those assets within either prospectively adoptable highways or public open space. If this is not practicable then the sewers will need to be diverted at the developers cost under Section 185 of the Water Industry Act 1991. or, in the case of apparatus under an adoption agreement, liaise with the owners of the apparatus. It should be noted that the diversion works should normally be completed before development can commence.”

Wastewater Services Section 2 – Wastewater Treatment 2.1 The foul drainage from this development is in the catchment of Canwick Water

Recycling Centre that will have available capacity for these flows. Section 3 – Foul Sewerage Network 3.1 Development will lead to an unacceptable risk of flooding downstream. A

drainage strategy will need to be prepared in consultation with Anglian Water to

determine mitigation measures. We request a condition requiring the drainage strategy covering the issue(s) to be agreed.

Section 4 – Surface Water Disposal 4.1 The preferred method of surface water disposal would be to a sustainable

drainage system (SuDS) with connection to sewer seen as the last option. Building Regulations (part H) on Drainage and Waste Disposal for England includes a surface water drainage hierarchy, with infiltration on site as the preferred disposal option, followed by discharge to watercourse and then connection to a sewer.

4.2 The surface water strategy/flood risk assessment submitted with the planning

application relevant to Anglian Water is unacceptable. No evidence has been provided to show that the surface water hierarchy has been followed as stipulated in Building Regulations Part H. This encompasses the trial pit logs from the infiltration tests and the investigations in to discharging to a watercourse. If these methods are deemed to be unfeasible for the site, we require confirmation of the intended manhole connection point and discharge rate proposed before a connection to the public surface water sewer is permitted. We would therefore recommend that the applicant needs to consult with Anglian Water and the Environment Agency.

We will request that the agreed strategy is reflected in the planning approval

Section 5 – Trade Effluent 5.1 Not applicable Section 6 – Suggested Planning Conditions Anglian Water would therefore recommend the following planning condition if the Local Planning Authority is mindful to grant planning approval. Foul Sewerage Network (Section 3) CONDITION No development shall commence until a foul water strategy has been submitted to and approved in writing by the Local Planning Authority. No dwellings shall be occupied until the works have been carried out in accordance with the foul water strategy so approved unless otherwise approved in writing by the Local Planning Authority. REASON To prevent environmental and amenity problems arising from flooding. Surface Water Disposal (Section 4)

CONDITION No drainage works shall commence until a surface water management strategy has been submitted to and approved in writing by the Local Planning Authority. No hard-standing areas to be constructed until the works have been carried out in accordance with the surface water strategy so approved unless otherwise agreed in writing by the Local Planning Authority. REASON To prevent environmental and amenity problems arising from flooding.

Lincolnshire Police Thank you for your correspondence and opportunity to comment on the proposed development. I would direct and recommend that the current NPCC New Homes 2016 is referred to as a source document in the planning and design process. Overall the proposed layout has been well thought through and the cul-de-sac style has been proven to help reduce the opportunity for crime and disorder. It will additionally encourage a sense of community and community cohesion. Perimeter Where fencing is to be used either internally (depending on location advice from CPDA) or as part of the external boundary this should be a minimum of 1.2 m (not security fencing) effective and to (quality and standard can be determined by local conditions and can be advised on by the CPDA) but not that creates a ‘fortress’ mentality. Fencing should not be positioned adjacent to convenient aids to climbing over the fence line, i.e. trees, lamp columns or buildings. Building Regulations (October 1st 2015) provides that for the first time all new homes will be included within Approved Document Q: Security – Dwellings (ADQ). Approved document Q applies to all new dwellings including those resulting from change of use, such as commercial premises, warehouse and barns undergoing conversions into dwellings. It also applies within Conservation Areas. This will include doors at the entrance to dwellings, including all doors to flats or apartments, communal doors to multi-occupancy developments and garage doors where there is a direct access to the premises. Where bespoke timber doors are proposed, there is a technical specification in Appendix B of the document that must be met. External Doors & Windows The Secured by Design requirement for all external door sets is PAS 24.2016 or 2012 or verified and tested equivalent (doors of an enhanced security). Front doors

should include a door viewer unless a clear glazed secure vision panel is installed, a door security chain is recommended which will help deter and prevent distraction burglaries which can be prevalent amongst more vulnerable residents. Lighting should be designed to cover all external doors. A door chain or opening limiter should be installed that meets the Door and hardware Federation technical Specification 003 and installed in accordance with the manufacturers recommendations. All ground floor windows and those that are easily accessible from the ground must conform to improved security standard PAS24:2016 or 2012 or equivalent (please ensure that fabricators clearly label products as being PAS24:2012.) Letter Plates Crime analysis has concluded that there is no perceived risk of ‘fishing’, lock manipulation or incidents of arson within the location. As a result there are no requirements for letter plate deflectors. Lighting Lighting should be designed to cover the external doors and be controlled by photoelectric cell (dusk to dawn) with a manual override. The use of low consumption lamps with an efficacy of greater than 40 lumens per circuit watt is required; it is recommended that they be positioned to prevent possible attack. Where under-croft access exist suitable bulk-head lighting should be provided to ensure these areas can be illuminated when needed. Landscaping Landscaping should not impede the opportunity for natural surveillance and must avoid the creation of areas of concealment. Any landscaping should be kept to a maximum growth height of 1 metre. Whilst any tree should be pruned to a minimum height of 2 metres, thereby maintaining a clear field of vision around the development. Trees when fully grown should not mask any lighting columns or become climbing aids. Boundaries between public and what is private space should be clearly defined and open accessible spaces should not allow for any unintended purpose which may cause any form of anti-social behaviour or nuisance. I would recommend that these spaces are defined clearly by low level (carefully considered) planting of limited growth height and maintenance shrubbery (maximum growth height of 1m). Dwelling Frontages As above the boundaries between public and private space should be clearly defined. In most housing developments it would be desirable to have frontages that have clear surveillance and are open to view. This means that walls, fences and hedges should be of low growth height with suitably selected shrubs or of brick (wall) construction of no more than 1 m height. All planting should be set back from pathways.

Where sub-divisional fencing (garden frontage) is to be employed this should provide a clear demarcation between neighbours and any undefined open space. Gates Any gates to be erected should have anti-lift hinges and will need to be erected as close to the front elevation of the properties as possible. A sliding bolt and padlock should be fitted to all such gates. Access to the rear of all properties should be secured by way of gates and fencing as described above The gates must be placed at the entrance to the footpath as near to the front building line as possible, so that attempts to climb them will be in full view of the street. Where possible the street lighting scheme should be designed to ensure that the gates are well illuminated. The gates must have a key operated lock, operable from both sides. The gates must not be easy to climb or remove from their hinges. Footpath I note that a footpath is intended from the development linking ‘Tritton Road’ I would recommend that this path is at least 3m in width, and kept free from shrubbery and low level planting thus maintaining good natural surveillance ensuring users feel safe and secure at all times. Appropriate lighting may be considered and it is important that its maintenance is planned for. Please do not hesitate to contact me should you need further information or clarification. Crime prevention advice is given free without the intention of creating a contract. Neither the Home Office nor the Police Service takes any legal responsibility for the advice given. However, if the advice is implemented it will reduce the opportunity for crimes to be committed. Yours sincerely, John Manuel MA BA (Hons) PGCE Dip Bus. Force Crime Prevention Design Advisor

Neighbours Mrs. J. Nicholson (12 Ingleby Crescent, Lincoln) There's going go be too much disturbance.....more traffic....too much hassle listening to building work... my house price will go down!!!! No chance of selling it, if this housing estate goes up... I will be setting a petition up....but know full well, this will not make any difference!!!!!!!! By the way...this will be happening literally on my doorstep!

Occupants 10 Harewood House

Laurie Vaisey, 24 Ingleby Crescent

Dan Race (Representing the Landowner of land to the north of the site)

We have recently become aware of the above application and have reviewed the scheme layout in the context of our land ownership to the north east (a plan of our site is attached). Our land has an allocation for residential development in the emerging Central Lincolnshire Local Plan and we are keen to ensure that no issues are created by the current proposals that might have a negative impact on the future development of our land. Whilst we are not minded to formally object to the scheme, we are concerned about the positioning of plots 75-78 (four one bedroom flats in a two storey building) and the potential for overlooking any development we construct to the immediate north. Plots 75-78 are positioned extremely close to the boundary (I would estimate about two metres at the closest point) and look to have the open plan lounge / kitchen /

diner to the rear. We are concerned that having habitable rooms so close to the boundary (particularly at first floor) could create concerns about overlooking when we come to seek planning permission on our land and this could, in turn, have a negative impact on what can be delivered on this very sustainable site, within the bypass. We would like to ask if these plots could be moved away from the boundary somewhat and the habitable rooms moved to the front of each flat ? We feel this could be achieved without reducing the density and quality of the proposed scheme whilst avoiding any negative implications for a subsequent development on the adjacent site. I hope a resolution can be found. Kind regards Dan Race MRICS Development Director Taylor Lindsey Ltd 98 Searby Road Lincoln LN2 4DT