Agenda Item 7.3 Regulatory and Other Committee Open Report on behalf of Richard Wills Executive Director for Communities Report to: Planning and Regulation Committee Date: 15 July 2013 Subject: County Council Application L/0736/13 Summary: Planning permission is sought for the continued use of the ground floor of the Castle Moat House for a contractor site office and the change of use of the first floor to contractor site office and mess facilities; and the continued use of the garden and forecourt as a site compound, parking and storage of materials for a temporary period at Castle Moat House, Drury Lane, Lincoln. Planning permission is sought at Castle Moat House in order to facilitate the repair and alterations to the adjoining Lincoln Castle. The main planning considerations in this case are the impact of the proposed development on Castle Moat House as a listed building and scheduled monument, the impact on the setting of surrounding listed buildings, the impact on highway safety and the impact on the amenity of the neighbouring properties. Overall it is concluded that the benefits of the proposed development in relation to Lincoln Castle outweigh any harm caused to the setting of listed buildings and residential amenity, particularly in light of the temporary nature of the proposals. The protection measures proposed would ensure there is no harm to the scheduled monument. At the time of writing this report the views of Highways had not been received in relation to the additional information regarding highway safety. Provided this is found to be satisfactory, the proposed development is considered to be acceptable. Recommendation: It is recommended that conditional planning permission be granted. Background 1. Lincolnshire County Council purchased Castle Moat House to allow access to the south-west quadrant of the Lucy Tower motte (mound on which a castle is built) in order to clear the slopes of the motte of trees and vegetation which were deemed to be obscuring views of the Lucy Tower and Page 405
the motte from the south. The clearance of the trees has been completed and the motte has been turfed. 2. Planning permission (reference L/0662/11) was granted on 7 June 2011 for the temporary change of use from residential to contractor site office and mess facilities and the use of the garden and forecourt as a site compound, parking and storage of materials at Castle Moat House, Drury Lane, Lincoln. Condition 1 of this planning permission states that the temporary use must be discontinued and the property reinstated to a dwelling house and the garden reinstated in accordance with the submitted plans by 30 June 2013. This planning permission only relates to the change of use of the ground floor of Castle Moat House. The permission forms part of a wider project to enhance and revitalise the Castle site, with the intention of enabling a greatly enhanced visitor experience and to allow access to a full circuit of the Castle walls for the first time. The Application 3. Planning permission is sought for the continued use of the ground floor of the Castle Moat House for a contractor site office and the change of use of the first floor to contractor site office and mess facilities; and the continued use of the garden and forecourt as a site compound, parking and storage of materials for a temporary period at Castle Moat House, Drury Lane, Lincoln. Temporary planning permission for the change of use is sought until the end of June 2016, which also includes time for the necessary reinstatement works to have been undertaken. 4. This temporary planning permission is in large part an extension of time to the existing planning permission (reference L/0662/11) granted for the change of use of this property and surrounding land which expired on 30 June 2013. The main difference with this application is that it is now proposed to change the use of the first floor of Castle Moat House, not just the ground floor as previously permitted. The temporary change of use is sought in connection with the ongoing repairs and alterations at Lincoln Castle, one element of which is the subject of another application being considered at the meeting of the Committee today. The submitted Planning Statement states that the repairs, alterations and proposed development at Lincoln Castle are due to be completed in time for a formal opening ceremony around Easter 2015. 5. A study was undertaken in relation to the repair and enhancement proposals at Lincoln Castle and, according to the submitted Planning Statement, it was concluded that, due to the many restrictions within the Castle itself, it would be beneficial to provide the contractor with a site facility that was adjacent to, but outside the Castle grounds. This took particular account of health and safety and the interface with the general public. Given that Castle Moat House is in the ownership of Lincolnshire County Council and is adjacent to the southern wall of the Castle, it is proposed to continue to use this building as a contractor s site facility. Page 406
6. The Planning Statement sets out that Castle Moat House would be used for the site office, for meeting and conference rooms and limited mess facilities. The applicant has confirmed that there would be no internal or external alterations to Castle Moat House, nevertheless the Planning Statement refers to a strategy being put in place to mitigate any loss or damage to the building fabric during its occupation in order to protect the building and to prevent accidental damage. 7. On 25 June 2013 a Strategy for Protection document was submitted which sets out the measures which have already been implemented and those which would be implemented in relation to the change of use of the first floor if planning permission was granted, including putting hardboard sheets on floors to all areas with taped joints and taped at abutments to skirting boards; and timber boxing of handrails and balustrades for protection. This document notes that the type of change of use means that impacts on features like skirtings, architraves, doors and cornices would be minimal and similar to normal wear and tear of a domestic property. 8. There were originally two accesses into the site. However, in accordance with the previously approved plans, one of these access points was blocked up and only the eastern access point is used, as shown on the submitted drawing Castle Moat House Traffic (received 21 June 2013). This drawing also shows parking for four cars to the front of Castle Moat House and five cars to the east. The Planning Statement acknowledges that on site parking will be limited and states that the contractor will be bussing in staff. 9. The garden to the western side and rear of Castle Moat House is currently used as a site compound for the storage of materials such as scaffolding, stone, hydraulic lime, aggregates for the mortar mixes and steel components for the wall head extensions, stair and bridges. The site compound is surrounded by a 2 metre high (by 3.5 metres wide per panel) Heras fence, which will be supported by the standard concrete base where sited on level ground. These uses are proposed to continue. 10. The grounds of Castle Moat House are designated as a scheduled monument. In order to protect the archaeology Terram matting has been laid in the area of the site compound and also in an area to the south of this which is also stoned up to create a level access. 11. The plans include the retention of a right of way to the Lucy Tower motte and access to the existing garages on the eastern boundary of the site, although the motte and garages are shown as out of bounds on the submitted plans. Site and Surroundings 12. Castle Moat House is a grade II listed building and the grounds form part of the scheduled monument associated with Lincoln Castle. The application site lies adjacent to the south west corner of Lincoln Castle. Page 407
13. Castle Moat House was previously used as a dwelling house but is currently in use as a temporary constructor site office and mess facilities in association with the ongoing development at Lincoln Castle. It is located on Drury Lane which is a residential street in the vicinity of property. To the west of the application site, on Union Road, are a number of listed buildings, including the adjacent property, Hilton House. 14. The site is located within the Cathedral and City Centre Conservation Area, as designated by the City of Lincoln Council. The house and the majority of the garden area lie at a lower ground level than Lincoln Castle, however it is still one of the highest points within the City of Lincoln. The house itself is set at an elevated position in relation to Drury Lane with the garden area rising up to a higher level than this. As a result the existing accesses into the site rise up from Drury Lane. Along the boundary with Drury Lane is a brick wall. 15. The rear of the site is bounded by the south curtain wall of Lincoln Castle and includes part of the Lucy Tower motte. The rear garden area rises gently towards the boundary with Hilton House, which sits on the corner of Drury Lane and Union Road. Along the western boundary of the site are mature trees and shrubs. Main Planning Considerations National Guidance 16. The National Planning Policy Framework (March 2012) (NPPF) sets out the Government s planning policies for England. It is a material consideration in the determination of planning applications and adopts a presumption in favour of sustainable development. A number of paragraphs of the NPPF are of particular relevance to this application: paragraph 17 seeks high quality design and a good standard of amenity for all existing and future occupants of land and buildings; paragraph 32 seeks to ensure safe and suitable access to sites; paragraph 109 seeks to conserve and enhance the natural environment; paragraph 131sets out issues which should be taken into account when determining planning applications affecting heritage assets: o the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; o the positive contribution that conservation of heritage assets can make to sustainable communities in their economic viability; and o the desirability of new development making a positive contribution to local character and distinctiveness. ; Page 408
paragraph 132: When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification... Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments... grade I and II* listed buildings... should be wholly exceptional. ; paragraph 134: Where a development would lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use. ; and paragraph 215 states that 12 months after the publication of the NPPF (2012) due weight should be given to relevant policies in existing plans according to their degree of consistency with the Framework, with the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given. This is of relevance with regard to the City of Lincoln Local Plan. Local Plan Context 17. The main policies of relevance in the City of Lincoln Local Plan (1998) which are confirmed as being in conformity with the NPPF and relevant to this application are: Policy 34 Design and Amenity Standards states that planning permission will be granted for development meeting a set of eight criteria relating to: complementing the architectural style and townscape character of the locality; ensuring a satisfactory physical and functional relationship to adjoining properties and streetscape; takes full advantage of any natural features of the site and surroundings; boundary treatment and landscaping ensures the maintenance of a high standard of visual amenity, appropriate degree of privacy and should, where practicable, contribute to nature conservation; planting schemes to use local native species; measures taken to maximise energy efficiency and security and designed regarding issues of suitability and adaptability; no harm to reasonable residential amenity; and meeting standards for vehicle and cycle parking and servicing and make provision for access by means other than the car. Page 409
Policy 45A Trees and Other Ecological and Landscape Features on Development Sites states that new development proposals will have full regard to a number of features including: the retention or enhancement of existing trees, shrubs, hedgerows... Results of Consultation and Publicity 18. (a) Conservation Officer, City of Lincoln Council consulted on 5 June 2013 but had not responded at the time of writing this report. (b) Local County Council Member, Councillor R B Parker consulted on 5 June 2013 but had not responded at the time of writing this report. (c) English Heritage refer to the advice in relation to the original application and have no objection to the continued temporary use of these facilities in order to assist the current development and repair programme at Lincoln Castle. The advice in relation to the original application was as follows: The application concerns works necessary to enable a highly beneficial conservation scheme at Lincoln Castle. It includes appropriate measures to protect scheduled monuments. The proposals primarily affect designated heritage assets 1005049 (Lincoln Castle, Scheduled Monument LI1), 1003569 (Lincoln Roman Colonia, Scheduled Monument LI115) and 1388509 (Castle Moat House, grade II listed building). The purpose of the application is to enable an ambitious repair and construction scheme that will preserve the curtain walls and enhance the appreciation and accessibility of Lincoln Castle. Do not wish to make any detailed comments with regard to the affect of the application on Castle Moat House. Are satisfied that temporary harm to the setting of designated heritage assets is fully justified by the considerable benefits of the repair and construction scheme. Are satisfied that the proposed protection measures are appropriate to safeguard standing and buried archaeological remains during the establishment and operation of the site compound. The proposed works require Scheduled Monument Consent under the provisions of the Ancient Monuments and Archaeological Areas Act 1979. Are confident that control over site works that may directly affect scheduled monuments can be exercised through this Act. Recommend approval of this application. (d) Lincoln Civic Trust consulted on 5 June 2013 but had not responded at the time of writing this report. (e) Lincolnshire Historic Buildings Committee consulted on 5 June 2013 but had not responded at the time of writing this report. Page 410
(f) Georgian Group consulted on 5 June 2013 but had not responded at the time of writing this report. (g) Victorian Society consulted on 5 June 2013 but had not responded at the time of writing this report. (h) Trees Officer, Lincolnshire County Council do not propose any new conditions in respect of this application and happy that the existing condition for this change of use is used again. (i) (j) Historic Environment Team, Lincolnshire County Council note from the Design and Access Statement that measures would be put in place to protect the building, and the garden and archaeology beneath. These measures are very welcome. This, combined with the temporary nature of the change of use means that there are no objections to the proposal. Highways request that a Traffic Management Plan be submitted and approved prior to the determination of this application. Reconsulted on 21 June 2013 further to the submission of a Castle Moat House Traffic plan but had not responded at the time of writing this report. 19. The application has been publicised by two site notices and a press notice (Lincolnshire Echo on 13 June 2013). In addition a number of neighbouring properties have been notified of the application. No representations had been received when this report was prepared. District Council s Observations 20. The City of Lincoln Council, consulted on 5 June 2013, but had not responded at the time of writing this report. Conclusions 21. This application proposes the continued change of use of a listed building, including an extension of the change of use to include the first floor, and its associated garden and forecourt within the grounds of a scheduled monument for a temporary period until 30 June 2016 to facilitate the repair, alterations and proposed development at Lincoln Castle. The application site lies immediately to the south of the Castle wall and is currently used for this purpose (except for the first floor). The applicant has argued for its continued use given the proximity to Lincoln Castle and in light of a need to protect the general public during the period of these works. 22. Given that the change of use has already taken place in relation to the ground floor of Castle Moat House and the surrounding grounds, it is necessary to determine whether this continued use would be detrimental to the historic assets, the conservation area, the neighbouring residential Page 411
properties and the surrounding highway network. It is also necessary to consider the acceptability of extending the change of use to the first floor of the property. Impact of the development on the listed buildings and scheduled monument 23. The NPPF recognises the need to conserve heritage assets and requires that the level of weight to be attached to an asset s conservation should be determined by the significance of the asset. Where less than substantial harm would result from development, paragraph 34 advises that any harm should be weighed against the public benefits of the proposal. 24. The development would have a continued impact on both the character of Castle Moat House as a listed building and the setting of this listed building. Castle Moat House was listed as a house dating from the early 19 th century with mid 19 th century additions. The existing change of use has taken the property out of residential use and into an office use, albeit for a temporary period of time. This impact would be extended as a result of the continued change of use and to a further degree by the inclusion of the change of use of the first floor. The information submitted to support the application clarifies that no internal or external works are proposed to be carried out to the listed building and that a strategy would be put in place to protect the fabric of the building from any potential or accidental damage during the period of the change of use. 25. It is recommended that if planning permission is granted for the proposed development it is subject to a condition requiring the submitted Strategy for Protection to be implemented for the duration of the change of use. 26. The change of use of the grounds has had a significant impact on the setting of the listed building. The development has turned the area from a garden which was previously largely laid to turf with paths and borders of largely 20 th century origins, to a construction compound. This has had a detrimental impact on the setting of Castle Moat House. However, the application proposes that the change of use would cease by 30 June 2016 and the building and gardens would be reinstated by this date. It is also argued that this is the most appropriate location for the constructor s site office and compound given its proximity to the Castle. The development does not intend to alter any features such as existing wall lines and is not considered to impact upon the fabric of any historic features associated with the listed property within the garden. 27. It is therefore concluded that the wider benefit of enabling the repair, alteration and proposed development works to be carried at Lincoln Castle outweigh the harm done to the setting of the listed building and the use of the building, providing that if planning permission is granted it is subject to it being for a temporary period until 30 June 2016 and that the garden and house are reinstated within this time period. Page 412
28. As stated above, the application site is also a scheduled monument. The applicant has obtained Scheduled Monument Consent from English Heritage to carry out the scaffolding works required in order to undertake the repair and alteration of the south curtain wall. In order to protect the potential for archaeology on the site, Terram matting has been laid in the site compound area, a strict no digs policy has been implemented and Heras fencing has been used around the site compound. 29. The application site adjoins the south curtain wall of Lincoln Castle and Hilton House on Union Road, which are listed buildings, and therefore it is necessary to assess any proposed development in relation to its impact on the setting of Lincoln Castle and Hilton House as listed buildings. The development has had an impact on the setting of the Castle walls, however, given that the purpose of the development is to enable the wall to be repaired and enhanced and the wider works at Lincoln Castle to be carried out, any harm caused to the setting would be temporary and would be for the wider benefit of the Castle. The use of the garden would also have an impact on the setting of Hilton House, albeit to a more limited extent than the impact on the Castle. However, given that the application is for a temporary period and would be beneficial to the overall historic assets in the locality, the harm caused to the setting of Hilton House is outweighed by the benefits that would be achieved. 30. English Heritage has supported the continued temporary use of the facilities in order to assist the current development and repair programme at Lincoln Castle. 31. Overall, subject to appropriate conditions protecting the historic interest of the site and listed building, including the requirement for the listed building and garden to be reinstated to residential use before the expiration of the period ending 30 June 2016, it is concluded that whilst the development would have an impact on the setting of Castle Moat House, Hilton House and Lincoln Castle as listed buildings, the wider benefit that this would facilitate outweighs the harm caused which would only be for a temporary period. Impact of the development on the Cathedral and City Centre Conservation Area 32. The application site lies within the north western part of the Cathedral and City Centre Conservation Area, as designated by the City of Lincoln Council. This Conservation Area covers the City Centre to the south and encompasses many historic buildings, including Lincoln Cathedral and Lincoln Castle. 33. Lincoln Castle and Cathedral are located on the highest point within the city, in what is known as uphill Lincoln. This area can be viewed from significant distances. When considering the impact of the proposals on the Conservation Area, it is therefore necessary not only to look at the area Page 413
immediately surrounding the application site, but also the views of the Conservation Area from significant distances. 34. The garden area of the site rises in height from Drury Lane back towards Lincoln Castle. As a result, even though there is a boundary wall and gates around the Drury Lane side of the site, it is possible to obtain views of the area used as a site compound, although not from significant distances due to the location of surrounding buildings and existing vegetation. The site compound would not be an appropriate use of this site as a permanent change of use, however, given that this is to facilitate the repair, alteration and proposed development at Lincoln Castle, it is considered that the change of use for a temporary period is justified in relation to the impact on the Conservation Area. 35. Policy 45A Trees and Other Ecological and Landscape Features on Development Sites of the City of Lincoln Local Plan seeks to retain existing trees, shrubs and hedgerows within development sites. There are a number of trees and shrubs within the application site including a mature Copper Beech tree of particular interest at the front of the site close to the boundary wall with Drury Lane. Due to the location within the Conservation Area the trees are afforded protection. In relation to the previous application for which the temporary change of use was granted, the Tree's Officer advised that the Copper Beech tree, and the other trees on the site, should be adequately protected through the use of suitably worded conditions if planning permission is granted. The protection measures have been carried out and there is no proposal to change them in this application. In relation to the current application, the Trees Officer has confirmed that the same condition to protect the trees should be imposed if planning permission is granted. It is therefore recommended that if planning permission is granted, it is subject to a condition to protect the trees and ensure compliance with City of Lincoln Local Plan policy 45A and the need to protect trees in Conservation Areas. Impact on neighbouring properties 36. Policy 34 Design and Amenity Standards of the City of Lincoln Local Plan sets out a series of criteria to be met to ensure development is of good design and to protect amenities. One of these criteria is no ensure that there is no harm to reasonable residential amenity. 37. Castle Moat House is located on Drury Lane which is a residential street in this area. The application site is between two residential properties to the east and west, sharing boundaries with both of these properties. 38. To the west is Hilton House, a large detached property on Union Road which is a listed building. The garden area of Castle Moat House forms the boundary with Hilton House. Hilton House is sited at a much lower ground level than Castle Moat House s garden, with the garden being at approximately first floor level of Hilton House. The site compound area is Page 414
visible from Hilton House, however, existing mature trees and shrubs in both gardens and a boundary wall screen some of the views. 39. To the east is 17, Drury Lane, a large detached house set at a slightly elevated level to Drury Lane. The boundary between these two properties is formed by a brick wall. Car parking spaces are located adjacent to the boundary wall towards the front of the application site, approximately 8 metres from the property at 17, Drury Lane. The existing garages of Castle Moat House which are sited along the boundary are not proposed to form part of the change of use. Whilst the car parking spaces are in close proximity to the dwelling at 17, Drury Lane the area in which they are located was previously partially used as a concrete driveway adjacent to two existing garages and is located behind a brick boundary wall. 40. The continued use of Castle Moat House as a contractor site office and compound for a temporary period would not have such a significant detrimental impact on the neighbouring residential properties such that it would justify the refusal of planning permission, in light of the temporary nature of the proposals and subject to the continuation of a condition limiting the hours of use as previously imposed on planning permission reference L/0662/11. Therefore the development would not be contrary to Policy 34 of the City of Lincoln Local Plan. Impact on highway safety 41. The NPPF seeks to ensure that development is acceptable in relation to highway safety. 42. The Planning Statement submitted in support of the application refers to the need for a fully considered traffic management plan to be in place in order to manage traffic movements in and around the site. It also states that the size of delivery vehicles would be restricted by the width of the existing access and turning circle within the Castle Moat House grounds and that the contractor would be bussing in staff. 43. The Highways Officer has stated that planning permission should not be granted prior to a Traffic Management Plan being submitted. On 21 June 2013 a document was submitted to address. At the time of writing this report no further representations have been received from Highways in relation to this additional information. 44. It is recommended that the views of the Highways Officer in relation to the Castle Moat House Traffic document are obtained and any further necessary conditions imposed, prior to planning permission being granted. Overall Conclusions 45. The continued change of use and extension of that change of use to the first floor would have a detrimental impact on the setting of Castle Moat House, Lincoln Castle and to a lesser extent, Hilton House, as listed buildings. It Page 415
would also have an impact on the character of the Cathedral and City Centre Conservation Area. However, the change of use would only be for a temporary period until 30 June 2016 and would result in a very positive benefit in relation to the repair, alteration and proposed development of Lincoln Castle. It is therefore considered that the harm caused to the setting of the listed buildings and the Conservation Area would be short term and that the long term benefit to Lincoln Castle outweighs this harm. 46. The impacts on the amenities of the neighbouring residential properties would not be so significant as to justify the refusal of planning permission, in light of the temporary nature of the proposals and it is recommended that this is controlled through the use of a planning condition limiting the operational hours of the site. It is concluded that the proposals do not cause sufficient harm to conflict with Policy 34 of the City of Lincoln Local Plan. RECOMMENDATIONS It is recommended that, subject to Highways confirming that there would be no detrimental impact to highway safety, the Executive Director for Communities, following consultation with the Chairman, be authorised to grant planning permission subject to the conditions set out below and any additional conditions in relation to the Traffic Management Plan. 1. The change of use hereby permitted shall be discontinued and Castle Moat House returned to a dwelling house and the garden reinstated as such, on or before 30 June 2016. 2. The development hereby permitted shall be carried out in strict accordance with drawing number 882-02-906 Rev C HSC and Walls M.C. Site constraints drawing (Planning) (received 25 June 2013) and the submitted details, including the Strategy for Protection (received 25 June 2013). 3. The trees within the red line boundary shown on drawing 882-02-SCW905 Ownership & Application Area (received 10 April 2013) shall be protected in accordance with the following measures: Tree protection works shall be carried out in accordance with British Standard BS 5837:2005 Trees in Relation to Construction Recommendations. The specification for the ground protection shall be implemented as follows: Geotextile separation layer. Cellular confinement geo-grid material typically 100mm in depth (Geocell by Terram Ltd or similar approved). 40 / 20mm clean angular stone infill to Geogrid. Tree root protection shall extend around the base of the Copper Beech tree up to the existing hard standing driveway. Page 416
The following shall be addressed or avoided: Site operations shall be planned to ensure that all operations can take place without coming into contact with retained trees. Any transit or transverse of plant in close proximity to trees shall be conducted under the supervision of a banksmen to ensure that adequate clearance from trees is maintained at all times. Material which will contaminate the soil, e.g. concrete mixings, diesel oil and vehicle washings, shall not be discharged with 10 metres of the tree stems. Notice boards, telephone cables or other services shall not be attached to any part of the Copper Beech tree. Allowance shall be made for the slope of the ground so that damaging materials such as concrete washings, mortar or diesel oil cannot run towards trees. 4. The material stored externally on the site shall not exceed 1.8 metres in height. 5. The use hereby permitted shall only be in operation and open for deliveries between the hours of 07:30 and 18:00 Monday to Friday. Reasons 1. Castle Moat House is a listed building in the grounds of a scheduled monument located within a Conservation Area, as such the change of use would be inappropriate as a permanent use of the building and site. 2. For the avoidance of doubt and to protect Castle Moat House as a listed building. 3. To protect the trees on the site from any damage. 4. In the interests of the visual amenity of the area and to protect the setting of the surrounding listed buildings. 5. To protect the amenities of nearby residential properties and the surrounding area. Reasons for Granting Planning Permission The continued change of use and extension of that change of use to the first floor would have a detrimental impact on the setting of Castle Moat House, Lincoln Castle and to a lesser extent, Hilton House, as listed buildings. It would also have an impact on the character of the Cathedral and City Centre Conservation Area. Page 417
However, the change of use would only be for a temporary period until 30 June 2016 and would result in a very positive benefit in relation to the repair, alteration and proposed development of Lincoln Castle. The harm caused to the setting of the listed buildings and the Conservation Area would be short term and the long term benefit to Lincoln Castle outweighs this harm. The impacts on the amenities of the neighbouring residential properties would not be so significant as to justify the refusal of planning permission, in light of the temporary nature of the proposals and this would be controlled through the use of a planning condition limiting the operational hours of the site. The proposals do not cause sufficient harm to conflict with Policy 34 of the City of Lincoln Local Plan. In dealing with this application the County Planning Authority has worked with the applicant in a positive and proactive way by seeking further information in order to seek solutions and address issues raised during the consideration of this application. This approach ensures the application is handled in a positive way to foster the delivery of sustainable development and is consistent with the requirements of paragraphs 186 and 187 of the National Planning Policy Framework. Policies Referred To National Guidance National Planning Policy Framework (2012) City of Lincoln Local Plan (1998) Policy 34 - Design and Amenity Standards Policy 45A - Trees and Other Ecological and Landscape Features on Development Sites Appendix These are listed below and attached at the back of the report Appendix A Committee Plan Page 418
Background Papers The following background papers as defined in the Local Government Act 1972 were relied upon in the writing of this report. Document title Planning Application File L/0736/13 National Guidance - National Planning Policy Framework (2012) City of Lincoln Local Plan (1998) Where the document can be viewed Lincolnshire County Council, Spatial Planning, Witham Park House, Waterside South, Lincoln Communities and Local Government website www.gov.uk City of Lincoln Council website www.lincoln.gov.uk This report was written by Natalie Dear, who can be contacted on 01522 782070 or dev_pcg@lincolnshire.gov.uk Page 419
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LINCOLNSHIRE COUNTY COUNCIL PLANNING Appendix A Site of Application Prevailing Wind Direction from the south-west Site of Application LINCOLNSHIRE COUNTY COUNCIL Reproduced from the 1996 Os Site Mapping of Application with the permission of the Controller of Her Majesty's Stationery Office (C) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to civil proceedings. OS LICENCE 1000025370 Location: Description: Castle Moat House For continued use of ground floor of Castle Moat House Drury Lane for a site office and change of use of the first floor to Lincoln office and mess facilities; and continue use of garden Application No: L/0736/13 and forecourt as a site compound Scale: 1:2500 Planning and Regulation Committee 15 July 2013 Page 421
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