Parish Council - next meeting

Tuesday 12 Jun 2018

The next meeting will be held in the Village Hall at 7.00pm on 12 June. This is the Agenda for the meeting.

Item 6: Redevelopment of Village Hall

The sums involved with the rebuilding of the Village Hall will amount to half a million pounds or more, much of it funded from our council tax over the next 50 years, so it is only to be expected there is public scrutiny over how this sum is being spent.

Looking back in my blog dated 16 Feb 2018, I summarised the Tree Officer's concerns over the planning application. Since then, we have seen that planning permission has been granted, but with certain conditions. I note that before any work can commence demolishing the current Village Hall, North Kesteven District Council have required site investigation works to be undertaken.

1. I am interested to see if the scope and nature of these works have now been agreed with the District Planning Authority - and whether or not this work has been contracted out and what the extra burden will be on the public purse?
2. With the delay in starting work on rebuilding the Village Hall and potential alterations to the construction design, is it clear yet how this will impact on the overall projected costs from Simons Construction e.g. will the revised costing still be able to be contained within the extent of a Public Works Loan of £500,000... or will further funds have to be raised?
3. There were also other issues to be ratified, one of which is concerning legal advice on a number of covenant-related matters. This also involved contact with the owner of the Village Hall car park to obtain approval to the new designs for the Village Hall. Whilst I see this is proposed to be dealt with following the exclusion of the public and press, a broad outline of the issues involved could perhaps be highlighted?

I see there is an Agenda entry about the Proposed Redevelopment of the Village Hall for the meeting on Tuesday 12 Jun 2018. It would be very helpful to the community if councillors could give a comprehensive update of the current situation, especially regarding the above mentioned aspects.

Response from Parish Council

From: Ian Goldsworthy
Sent: Monday 11 June, 11:29
Subject: RE: agenda on website
To: Geoff Hall

Dear Geoff,

Thank you for your email of 8 June, 2018 to the Parish Clerk. Which Ruth has forwarded to me as she is now on holiday for two weeks.

There was, in fact, a very detailed discussion about the project to rebuild our village hall at the Annual Parish Meeting on 22 May when all of the points you have raised, and others, were covered with Simons’ representatives who were also present. As you have noted, there will be a further discussion and update on this matter at the Parish Council meeting tomorrow which, of course, you would be most welcome to attend.

I would, however, like to reassure you that as councillors we are working extremely hard to ensure that the overall cost of the project is kept as low as possible as we are all acutely aware of the need to minimise the call on the public purse.

Kind regards
Ian Goldsworthy
Chair of Nocton Parish Council

The following is an extract of my reply:

From: Geoff Hall
Sent: Monday 11 June, 13:21
Subject: RE: agenda on website
To: Ian Goldsworthy

Hi Ian

Thanks for the reply.

I note your comments but have concerns that the meeting you refer to has no formal record of proceedings or content.

I and possibly others, were unable to attend the Annual Parish Meeting and I may not be able to attend Tuesday either due to personal reasons, hence my email to the Clerk.

Non attendees can only rely on formal Minutes and the Parish Council is there to cater to all the populous, not just the few who can attend meetings.

I would therefore hope that the full details of the current situation can be documented on Tuesday evening...

Regards,
Geoff

Beeswax Dyson Farming - planning application

18/0478/FUL

Land North Of Green Lane Nocton Lincoln

Proposed construction of an agricultural reservoir, pumphouse and associated infrastructure

Applicant: Beeswax Dyson Farming Ltd
Case Officer: Tony Sargent

Application: 06 Apr 2018
Validated: 13 Apr 2018

Please click on the link if you wish to view the application.

Nocton Hall - screening request

17/1778/EIASCR

I refer to my last blog on this matter dated 13 Mar 2018.

If you are wondering what is causing the delay to the publication of the Screening Request for an EIA Development, North Kesteven District Council have requested further information from Leda Properties Ltd.

Deadlines for supplying this information in January, February and March have all been missed and the information is currently still outstanding.

In the circumstances, it is unlikely that the report will be issued before May 2018 at the earliest.

Nocton Village Hall - planning decision

Approval with conditions

Further to my blog dated 19 Mar 2018, I can now report the planning application 18/0073/FUL has been approved.

I am particularly pleased to see that strict measures have been applied to ensure the three mature lime trees are fully protected. Indeed, there are special conditions that have to be satisfied even before work can commence. I have extracted the relevant paragraphs from the Decision Notice dated 22 Mar 2018:

Paragraph 3
"Notwithstanding the letter from Simons dated 1 March 2018, prior to the commencement of any development (including the demolition of the existing village hall), additional site investigation works shall be undertaken, the details of which shall have first been agreed with the District Planning Authority, to ascertain the most appropriate method of construction within the Root Protection Areas of the 3no. TPO trees on the eastern boundary of the site.

For the avoidance of doubt such details shall include the method of implementing the disabled access ramp. The site investigation works shall inform a method statement for the carrying out of those works within the RPA, which shall also be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any development. Thereafter works shall be carried out entirely in line with the agreed details."

Paragraph 7
"Prior to the commencement of any works on site (including demolition and site clearance or tree works), a Tree Protection Plan (TPP) and an Arboricultural Method Statement (AMS) for the protection of all retained trees, hedges and shrubs, shall be submitted to and approved in writing by the district planning authority."

The following paragraph also places a condition that has to be complied with before the new Village Hall is first occupied:

Paragraph 6
"Prior to the first occupation of the village hall hereby approved, the existing tarmacked surface/hardstandings within the root protection areas of the retained trees (on the eastern side of the existing village hall) as shown within the figures contained in the submitted CF landscapes tree survey dated July 2017 shall be removed in full and all arising's removed from site."

If you want to study the Decision Notice in its entirety, it can be located on the Planning Portal of North Kesteven District Council using the planning reference mentioned above.

Nocton Village Hall - planning decision

Not long now

I refer to my last blog on this matter dated 5th Mar 2018.

I have extracted a couple of phrases from Simons' further submission dated 1st Mar 2018:

"If, through design development (internally) we can mitigate the need of the ramp, then we would respectively request a minor alteration to the determined application to remove/revise it."

"... limited below ground investigation has taken place. We've made many adjustments to the footprint of the proposed build to reduce the concerns over the RPA (root protection area) and will seek collaboratively with the tree officer, post determination to reduce the risk damage to the trees. We'd respectively ask this is placed under a 'condition' of planning approval until further funding can be released to allow investigations/surveys and a detailed design to commence."

With the planning application having been withdrawn previously, Simons are quite rightly endeavouring to avoid this happening a second time. The comments are a request for any outstanding issues to be dealt with after determination of the application, which of course is being anticipated as one of approval rather than refusal.

Determination deadline

The original deadline for this planning application (18/0073/FUL) was Fri 9th Mar 2018, but in my experience these dates are not very reliable. With the extra information being submitted by Simons, this has involved a slight delay to allow time for the Tree Officer to comment further. The Case Officer required these comments by 19 Mar 2018 (today).

You may like to be aware that many planning applications are decided solely by a senior planning officer, rather than by a planning committee. However, in more complex or contentious cases, it is appropriate for applications to be considered by committee. In which case, the planning officer will present a recommended decision to a group of elected councillors, who will then determine the matter.

With the next Planning Sub-Committee meeting (Lafford) not scheduled until 3 Apr 2018, I have a suspicion this application is likely to be dealt with by Officer's Decision, rather than being 'called in' and considered by Planning Committee.

If correct in this assumption, I would expect the Officer's Decision to be published online within the next week or so.

Planning application - Nocton Hall

17/1778/EIASCR

Nocton Hall, Nocton, Lincoln, Lincolnshire, LN4 2BA
Residential development of up to 150 dwellings

Site of Nocton Hall, pleasure grounds and RAF Hospital [1983]

Comment submitted to North Kesteven District Council via Planning Portal [10 Mar 2018]

"I see that on other EIASCR applications on the Planning Portal, that once these have been considered and determined, the Report is published online for public viewing. Please will you let me know the date when the Planning Officer will make the Report available for 17/1778/EIASCR, as this appears to be well overdue considering the Determination Deadline published."

Reply received from North Kesteven District Council via Email [12 Mar 2018]

"We are still to make a decision and the screening opinion decision will be on the website as soon as its issued."

Planning application - The Shieling

18/0305/RESM

Reserved matters application detailing appearance, siting access, drainage details and landscaping pursuant to outline application 15/1127/OUT - Outline planning application for the erection of 1 dwelling including alterations of access | The Shieling The Green Nocton Lincoln Lincolnshire LN4 2BG

Applicant: Ron Jackson
Case Officer: Steve Watson

Rec'd: 22 Feb 2018
Validated: 22 Feb 2018
Determination deadline: 19 Apr 2018

The decision to grant outline planning permission for this site was covered in my blog dated 20 Jun 2016.

Marianne Overton MBE - newsletter

March 2018

Whilst Marianne is no longer our local councillor for the Potterhanworth & Coleby Ward (that is now Councillor Ron Oxby), I still receive her monthly newsletters.

These are some extracts that are not necessarily centric to her own Ward (Bassingham & Welbourn) and may be of interest to you:

Money for Lincolnshire
National government has continued to keep hold of your income tax and not send it for local services. At the same time, extra demands from more people with more complex needs and a rising minimum wage has increased costs. The Councils have reduced services and raised local tax by the maximum amount allowed. The County with big costs like roads, adult and children’s care is also taking £35.8m out of reserves over two years and sold off assets.  The District Council provides around 10% of the local services and raised tax by £4.95/year per Band D dwelling.

In my national role, as Vice Chairman of the Local Government Association, I have been pushing for all of our business rates to be kept locally. This year for the first time, Lincolnshire is one of ten pilot Councils that is allowed to do just that. This is expected to mean we have over £18m more, with £7.5m going to the County Council and £1.2 to the North Kesteven District.

We also have a further £1.7m from the government for rural roads, added to £2.5m from reserves, £4m from an underspend (!) making around £8m more for highways.

State of our Roads
Even before the snow, you will have noticed our roads are in a poor state. The amount of money spent on keeping our roads in order has been reducing steadily. This is a false economy as the roads then deteriorate ever faster as the water gets in.

I rang highways every day last week before the freeze, raised the issue at full Council and met the Director. Richard Wills is now the Acting Chief Executive of LCC, following Tony McArdle’s departure. He accepted the criticism. They are behind schedule, even more so now the weather has worsened. As the water gets into the broken surface, it freezes and simply pops out the tarmac in a pothole.

The Director also accepted that we need to do more proper repairs. Their calculations had been that it was cost-effective to do thousands of emergency repairs for safety, but I argued they are popping out more quickly than expected. He acknowledges that this is also a reputational issue and is now changing the operations to do better repairs with the extra funding.

It remains important to report deep potholes, as the contract for repair in 28 days is still in place. It is best to report online; Lincolnshire County Council website, top right, “report a highways fault”. Or phone 01522 782070.

Snow
It is pretty rare to have all roads in Lincolnshire closed! My daily work on getting the backlog of potholes filled has paled under the load of a drifting blizzard!  What a humdinger St David's Day, the first day of our Acting Chief Executive Richard Wills.  The poor weather put a heavy strain on our public services, and they coped well.

Working children
Did you know that children under 14 and less than year 12 need a work permit issued by the council if working part-time?  For more information contact Miriam Shucksmith on 01522 554990 or CEE@lincolnshire.gov.uk

Planning
The government has set the rules against us and in favour of the developers. Some party members do not find it easy to challenge as they know the underlying objective is to get more houses built. The costs on us and stretching of services to breaking point cannot be allowed to continue.  If we cannot afford to build the houses and provide what is needed for those residents, in a sustainable way, then why do it?

Consulting on Key Planning Applications
You can comment on live applications - http://planningonline.n-kesteven.gov.uk/online-applications/

Garden Waste
Composting at home means you get to keep the nutrients in your garden. Or the District Council will do a fortnightly collection for £30/year. To rejoin call 01529 414155 during working hours or www.n-kesteven.gov.uk/gardenwaste - they also have a good value service to remove large items

Redevelopment of Village Hall - update

Letter from Simons to NKDC

I refer to my blog dated 16 Feb 2018 highlighting the Tree Officer's continuing concerns.

You may like to be aware the Design Director for the project (Darren Wallace) has written to the Case Officer with further comments on 1 Mar 2018.

The document can be viewed on the Planning Portal using the reference 18/0073/FUL.

Select the 'Documents' tab and you will see the correspondence posted 5 Mar 2018 entitled 'Response to tree officer comments and clarification re car parking'.

Bin collections

Information from NKDC

Wednesday 28 February, Thursday 1 March and Friday 2 March have seen all refuse collection services suspended. The District Council team would like to apologise for any inconvenience during this severe weather and thank you for your patience until such time that normal service is resumed.

Across the three days of suspended service there are around 30,000 bins left outstanding across a vast swathe of the District. Arrangements are now in place to catch up on those collections missed on Wednesday February 28, Thursday March 1 and Friday March 2, because of the snow.

If you were affected by the service suspension on those three days, on your next collection day – March 7, 8 or 9 – please present your black residual waste bin again, alongside your green-lidded recycling bin and both will be collected together. Please present them by 7.30am on your usual collection day.

For those garden waste customers whose brown bins were not collected last week, please re-present these on Monday morning and we will chip away at collecting these as soon as we are able – using different vehicles and not necessarily on the days you expect. If we have missed you because your bin was out, put it out on your next regular collection day.

https://www.n-kesteven.gov.uk/residents/waste-recycling-and-environment/find-information-about-the-waste-service/find-your-bin-collection-days/

Thanks to Liz Murray for information

Beeswax Dyson Farming - planning approval

17/1703/FUL

Application: Erection of a potato store building and associated infrastructure
Location: Land Adjacent To Nocton Woods, Nocton, Lincolnshire

This planning application was mentioned in my blog dated 17 Dec 2017 and has recently been approved by the local planning authority.

Decision Notice [15 Feb 2018]
"Whilst of significant scale the proposals are considered to be of importance to the continued operations of the Nocton Estate and for the purpose of agriculture in terms of policy LP55 of the CLLP, the benefit of which would outweigh any harm caused, which it is considered would be minor in this instance."

Dyson defends subsidies to big farms

"Subsidies we receive go directly into the activities they are designed to support but are dwarfed by our own investments."

http://commonagpolicy.blogspot.co.uk/2018/01/dyson-defends-subsidies-to-big-farms.html

Council Tax - 2018/19

Expect an increase

I have tried to identify the expected increases due for the forthcoming financial year from various sources. Some of these figures have yet to be formally agreed, as shown in the source documents.

Band D                                            This Year      Next Year         Increase
                                                          2017/18         2018/19
                                                               £                    £
Lincolnshire County Council            1,173.42        1,231.47                4.95%
Police and Crime Commissioner         205.47           217.44                5.83%
North Kesteven District Council          154.80           159.75                3.20%
Town/Parish Precepts                           66.35             68.91                3.86%

Total Average Council Tax              1,600.04         1,677.57  *           4.85%

* Still to be confirmed

Lincolnshire County Council

"Lincolnshire county councillors will make a final decision on plans to increase council tax by 4.95% at a meeting of the full council.

The council will meet in Lincoln on Friday, February 23 to set the budget for 2018-19.
The planned 4.95% rise includes a general 2.95% council tax increase, which is just under the 3% maximum before the council would have to hold a referendum.

Lincolnshire County Council is also able to add a further 2% to the council tax bills to cover its responsibilities in delivering adult social care.

Band D properties will be asked to pay around £58 more a year, increasing from £1,173.42 to £1,231.47."

Source: https://lincolnshirereporter.co.uk/2018/02/councillors-decide-4-95-lincolnshire-county-council-tax-hike/

North Kesteven District Council

Taking account of the above demands, the average Council Tax at Band D for 2018/19 could be set as follows: £159.75.

Source: see document 

Police and Crime Commissioner

Lincolnshire Police and Crime Commissioner Marc Jones will increase his share of council tax by 5.8% after councillors approved the plans.

Band D properties will now pay £217.44 annually instead of £205.47 under the proposals.

Source: https://lincolnshirereporter.co.uk/2018/02/lincolnshire-pcc-marc-jones-increase-police-council-tax-precept-5-8/

Nocton Parish Council

The effect of this budget on a Nocton Council Taxpayer (Band D equivalent) would be an increase of £2.56 in the annual sum paid to fund the Parish Council (the “precept”) from £66.35 in 2017/18 to £68.91 in 2018/19 – an increase of 3.86%.

Source: http://parishes.lincolnshire.gov.uk/Files/Parish/838/Budget_201819_and_Precept_Report.pdf

Are you happy to pay more for your council tax?

http://thelincolnite.co.uk/2018/02/voice-of-lincoln-are-you-happy-to-pay-more-for-your-council-tax/

Planning application - Village Hall

Planning Reference: 18/0073/FUL

Demolition of existing village hall and erection of new single storey facility (Resubmission of 17/0581/FUL) | Village Hall, Main Street, Nocton, Lincoln, Lincolnshire, LN4 2BH

Nocton Village Hall

[photo taken 19 Nov 2013]

This planning application appeared on the website of North Kesteven District Council on 17 Jan 2018 and most of the documentation was uploaded to their server on 18 Jan 2018. When I last checked, some of the documents were not available to view (18 Jan 17:31 hrs):

• Design and access statement
• Heritage statement
• Tree survey and arboricultural impact assessment
• Building samples

Latest update

I contacted NKDC on 23 Jan 2018 to highlight the problem with the downloads - I am pleased to say they are now accessible.

Nocton Hall - inside out

What was it like?

In view of the latest activity relating to Nocton Hall, I have been refreshing my background knowledge about this local heritage asset. In particular, I have been re-reading the information contained in the Options Appraisal.

There is also a Project Viability and Funding Opportunities Report by Heritage Lincolnshire which is interesting.

I have always been intrigued about what Nocton Hall was like from an internal perspective, so recently decided to sketch out a ground floor plan, which lead me to wondering what it might have looked like.

There seem to be very few descriptions of the interior of Nocton Hall and even less images. I have located a few photographs - featured below - but if you, or someone you know can add to these, I would love to hear from you.

Is Nocton Hall worth saving?

'The English Heritage listing of 1985 was the first time that the Hall had been identified as being suitable for inclusion in the List of Buildings of Special Architectural or Historic Interest.

Nocton Hall was not designed by a distinguished Victorian architect. It is not one of the four larger mid-nineteenth-century houses, singled out by the authors of the Lincolnshire volume of the Buildings of England as being worthy of special mention [these were: Harlaxton 1831, by Salvin; Stoke Rochford 1841, Rauceby 1842, and Revesby 1843, all by William Burn]

It is, however, of particular interest as a compact country house designed and also probably constructed by an architect/builder who had drawn his inspiration from the popular pattern book of the day for his design. The building is well detailed, built in fine quality local limestone, and despite its extensive fire damage, it still retains the essential elements of its principal elevations.

Nocton Hall, its site, setting and history are unique; it is a heritage asset which deserves every effort being made to retain and enhance its significance. The Victorian Society clearly views this building to be of national importance.'

Source: Options Appraisal - Para 2.0 'Significance' - Oct 2011

In 2009 the Victorian Society stated that:

'At first glance Nocton Hall seems to be just an intriguing, burnt out ruin, far beyond repair. Amazingly that is not the case and most of this grand Victorian Hall could still be saved.

It was originally built as a private house for the Earl of Ripon, since then it has been an RAF hospital and a residential home. In the mid-1990s it was bought by a property developer. The hall was repeatedly targeted by vandals and then in 2004 the main house suffered a major fire.

Bringing this impressive hall back into use would be a huge undertaking; in the meantime both the owner and the local authority have a responsibility to protect this Grade II listed building from further decay.'

Source: Options Appraisal - Para 1.0 'Introduction' - Oct 2011

What I have located

I started by researching what the ground floor layout looked like.

Source: Auction Particulars for Nocton Hall - 23 Jul 1985

Nocton Hall in all its splendour

To orient yourself with the external views of the building, please see the following:

Plate 1: Nocton Hall - main entrance (N)

Plate 2: Nocton Hall - garden entrance (W)

Plate 3: Nocton Hall - elevation and terrace (S)

Plate 4: Nocton Hall - elevation facing the ride (E)

What was it like internally?

I now turn to the description of the main rooms - mostly taken from the Auction Particulars dated 23 Jul 1985 (supplemented by the extracts in italics from the Auction Particulars dated 28 Jul 1925).

Arched Entrance Hall
Mahogany double doors
Stone steps leading to polychrome tile floors

Sitting Room [19' 3" x 18'] - originally the Morning Room
Wooden and brick fireplace

Smoking Room/Bar [30' 3" x 17' 9"] - originally the Billiard Room
Decorated plaster ceiling
Attractive oak panelling and cupboards
Handsome carved oak fireplace
Pair of garden doors in Gothic-style, with stone tracery to flight of outside stone steps

Reception Room [23' 10" x 24' 6"] - originally the Drawing Room
Ornate plaster ceiling with attractive cornice, decorated with flowers and leaves
Attractive fireplace decorated with shells and foliage
Glazed French windows to terrace
Pair of large mahogany doors leading to Drawing Room

Plate 5: Reception Room - note the balustrade of

the terrace through the window and double mahogany

doors leading into the Drawing Room

[circa 1937]

Drawing Room [50' 6" x 24' 6"] - originally the Ballroom
Ornate gilded plaster ceiling with cornice
Gilded frieze decorated with swags of fruit and flowers
Fine carved marble fireplace
Bay window to east and a formal bay to the south, flanked by a pair of glazed china cabinets
Principal shuttered windows to the south, opening onto a terrace with a stone balustrade

Plate 6: Drawing Room (previously the Ballroom) - again
note the balustrade on the terrace through the bay with
the china cabinets

[circa 1937]

Plate 7: Visit by HRH Princess Alexandra - note the ceiling

plaster detail and window locations, although
the wallpaper in 1937 has since been removed

[1982]

Plate 8: Officer's Mess photo - more detail of frieze and coving

[date unknown]

Plate 9: Drawing Room prior to it being a Prep School

or MoD property - note the china cabinets in the alcove

and the wallpaper shown in Plate 6 [date unknown]

Plate 10: Drawing Room - note wallpaper and furnishings

consistent with Plates 6 and 9

Dining Room [38' x 23']
Handsome carved fireplace with marble inset and copper cheeks, decorated with cherubs
Three sets of shuttered windows facing east, with one set opening to stone steps towards the 'ride'

Plate 11: Dining Room - note the fireplace and the different

plaster work and frieze [circa 1937]

Small Kitchen [18' x 14']

Large Kitchen 21' 3" x 17 6"]

Cloakroom
With urinal, WC and basin

Main Stairwell - originally the Principal Staircase
Imposing staircase having barley sugar twist balusters, carved finials to the newel posts and an attractively carved soffit with cupboard underneath.

Plate 12: Main Stairwell - note the polychrome tiles on the floor

and the barley sugar twist balusters and carved finials. Also

note the adjacent 'Smoking Room' where you can just make

out the Gothic stonework of the doorway leading to the garden

[circa 1937]

Plate 13: HRH Princess Alexandra in the main stairwell.

You can just see the Principal Staircase in the background

[1982]

I hope you have found this of interest - it certainly kept me occupied for a few hours pulling it together. Remember, if you have any photographs that you might like to share with me, I would be ever so grateful.

Looking to the future

It is such a shame to see Nocton Hall in this parlous state, yet it is clear the deterioration started before the destructive fire in 2004.

Leda Properties had a duty of care owning a heritage property and still do, but it is also a fact that the local authority had a joint duty of care too. It has been my view for many years that North Kesteven District Council have been too risk-averse in applying legislation to protect Nocton Hall.

It is likely that 2018 will be the last opportunity to bring about a satisfactory conclusion to this travesty. Leda Properties have been in pre-planning consultation with the local authority (since 2015) about an 'enabling development' on the old RAF Hospital site. Part of any agreement will be a requirement for the developers to stabilise Nocton Hall in accordance with the guidance outlined in the Options Appraisal (2011).

See the latest documentation from Leda Properties Ltd - a submission to North Kesteven District Council on the recently adopted Nocton & Potterhanworth Neighbourhood Plan 2016 - 2036 (Jan 2017).

If the negotiations fail to reach fruition and planning permission is not granted, I strongly believe the local authority will then be obliged to fulfil their responsibility to protect this fine Grade II Listed building from further decay. There are strong legislative powers available to protect heritage properties by implementing enforcement action and this can involve taking compulsory purchase action.

There really is no excuse for allowing a Grade II Listed property to deteriorate to such an extent in this day and age.

Plate 14: Nocton Hall - main entrance (N)

[taken 23 Dec 2017]

Plate 15: Nocton Hall - garden entrance (W)

[taken 23 Dec 2017]

Plate 16: Nocton Hall - terraced elevation (S)

[taken 25 Aug 2017]

Plate 17: Nocton Hall - elevation facing the 'ride' (E)

[taken 23 Dec 2017]

Other Sources:

• Sheila Redshaw Collection

Nocton Hall/RAF Hospital - screening request

More replies

I refer to my blog dated 12 December 2017 regarding the Environmental Impact Screening Request submitted to North Kesteven District Council.

You may like to know that I have had the following replies to my enquiries.  A summary is as follows:

• Leda Properties Ltd and their representatives have been receiving pre-planning 'advice' from NKDC since 2015
• Heritage Lincolnshire provide archaeological advice to NKDC as a matter of course, without having to be a statutory consultee in a planning application
• Historic England must be made a statutory consultee, where an application relates to Grade I or II* Listed Buildings, but not necessarily in a case involving a Grade II Listed property
• Both Heritage Lincolnshire and Historic England have had 'input' to the pre-planning discussions
• The screening request deadline for NKDC to respond to the applicant, has been pushed back to 02 Feb 2018

Emails received

From: Marianna Porter - NKDC
Sent: 21 December 2017 15.55
To: Geoff Hall
Subject: RE: Nocton Hall - Grade II Listed - Lincolnshire 15/0695/PREAPP and 17/1778/EIASCR

Dear Geoff,

It is difficult to comment at this stage without full details of the submission but it will be assessed within the framework provided by the relevant legislation and guidance including the Planning (Listed Buildings and Conservation Areas) Act 1990, the National Planning Policy Framework and guidance notes. The impact on the significance of designated and non-designated heritage assets will be a key consideration.

Depending on the type of development proposed Historic England may be a statutory consultee, further information can be found at https://historicengland.org.uk/services-skills/our-planning-services/charter/when-we-are-consulted/

Heritage Lincs provide archaeological advice to the Council so would be consulted on any application as a matter of course.

Best wishes
Marianna Porter

Conservation Officer
Development Economic and Cultural Services
01529 414155 Ext 28256
Website: www.n-kesteven.gov.uk


From: Steve Harvey - NKDC
Sent: 21 December 2017 15.55
To: Geoff Hall
Subject: RE: Nocton Hall - Grade II Listed - Lincolnshire 15/0695/PREAPP and 17/1778/EIASCR

Dear Geoff

Further to Marianna’s response, I can only add the following:

As you are aware, there have been ongoing discussions in relation to Nocton Hall site over the past 2-3 years, in essence to advise the owners of the level of information that will be required to support planning and Listed Building Consent applications to secure the future of the ruin.  This is an ongoing process and has involved input from both Historic England and Heritage Lincolnshire as well as other technical consultees such as LCC Highways, the Tree Officer and Consultant Ecologist.

We have secured an extension of time to 2 February 2018 to deal with the screening request which has recently been submitted.

Kind regards,
Steve
 
Steve Harvey
Area Planning Officer
steve_harvey@n-kesteven.gov.uk
www.n-kesteven.gov.uk
01529 414155 ext 28111

Supplementary Information

The National Planning Policy Framework (NPPF) introduced a new concept of a Local Green Space designation. This is a discretionary designation made by inclusion in a local development plan or neighbourhood development plan.

The adopted Nocton and Potterhanworth Neighbourhood Plan does incorporate designated Local Green Space in the following paragraphs:

"5.2.1    The Neighbourhood Plan questionnaire responses showed that the open green spaces of the parishes were greatly important to many residents and rated most highly of all environmental aspects in the Neighbourhood Plan questionnaire.  It is, therefore, noted that development will not be permitted in areas designated as Local Green Spaces other than in very special circumstances."

"5.2.2    Residents wish green spaces to be preserved and to remain available for public use.  Areas in Nocton designated as Local Green Spaces (and shown as such in the Draft Local Plan) are: the Village Green on School Road; the school playing field on Main Street; most of Nocton Hall grounds; and land to the east of Wegberg Road where Nocton Park playing field and allotments are."

Hopefully, this will restrict any forthcoming 'enabling development' to the RAF Hospital site, avoiding any development within the Conservation Area that incorporates Nocton Hall and its pleasure grounds.

Leda Properties - delivery of new fencing stored on the RAF Hospital site

Incidentally, I noticed this delivery of new fencing just before Christmas - presumably Leda Properties are now intending to replace the damaged Heras fencing around Nocton Hall in the New Year.

Nocton Hall/RAF Hospital - screening request

Latest correspondence

Nocton Hall and RAF Nocton Hall hospital site - image dated 03 Dec 2016 [copyright Geoff Hall]

I refer to my blog dated 07 Dec 2017 regarding the recent application for a screening request to North Kesteven District Council.

I decided to write to various parties about this request and you can see copies of my email correspondence in the enclosed file. I am still awaiting replies from Carter Jonas and North Kesteven District Council.

North Kesteven District Council

I have since checked the forthcoming business of North Kesteven District Council and noticed a planning meeting being held this Thursday, 14th Dec 2017 at 4.00pm.

Examining the Agenda, I noticed an entry heading at Item 5:

• 'Draft Brownfield Land Register - Part 1'

This refers to a 'Site Assessment Evidence Report' dated December 2017 which is being presented to the Committee, presumably for adoption.

I have read the report and can advise that it contains some good news for Nocton, because both the:

1. Land off Main Street, Nocton (Site Ref: BLRCON/0014), and
2. Former RAF Nocton Hospital and Nocton Hall, Nocton (Site Ref: BLRCON/0015)

are NOT RECOMMENDED for entry into the Brownfield Land Register - Part 1.

You can read North Kesteven District Council's considered opinion in the Draft Site Assessment Evidence Report - pages 37-41.


Why is this important?

This means there WILL NOT be a 'permission in principle' (PiP) applied to any future planning applications related to these sites.

For developers, a PiP will normally be beneficial as it will establish that the principle of residential development on a site is acceptable. It may even speed up the grant of planning consent slightly.

However the main benefit of the Brownfield Land Register is probably aimed at forcing local authorities to provide a list of brownfield sites, to make a land agent's job easier in identifying suitable development sites.

The Parish Council should therefore be congratulated for their submission on this matter.

If you want more information on the legal background to 'Brownfield Sites', please refer back to my blog dated 18 Sep 2017.

Up to 150 homes could be built at site of derelict Lincolnshire hall

http://www.lincolnshirelive.co.uk/news/local-news/up-150-homes-could-built-886587

Nocton Hall/RAF Hospital - breaking news

Repairs carried out

Following the reported damage - see blog dated 23 Nov 2017 - I am pleased to say the large gates to the RAF Hospital site have now been repaired. New hinges have been welded and metal plating applied to the lower level. A quick response by the owners to secure the site again.

RAF Nocton Hall [image dated 05 Dec 2017]

Planning - Screening Request for EIA Development

The following application has been submitted to North Kesteven District Council:

17/1778/EIASCR | Residential development of up to 150 dwellings | Nocton Hall Nocton Lincoln Lincolnshire LN4 2BA

Application Rec'd: 04 Dec 2017
Validated: 04 Dec 2017
Expiry date: 18 Dec 2017
Deadline: 25 Dec 2017

Case Officer: Steve Harvey
Applicant: Jennifer Coppock, Mayfield House, 256 Banbury Road, Oxford, OX2 7DE

Jennifer Coppock
Tel: 01865 404407  Mob: 07768 071 670
Email: Jennifer.coppock@carterjonas.co.uk

Carter Jonas is a multi-disciplinary property partnership with core services of residential, commercial, rural, and planning and development.  It is ranked as the 14th largest employer of town planners in the UK (Planning Magazine, 2016) and employs around 50 chartered town planners, planning and development surveyors, and those working towards qualification. There are teams based in London, Cambridge, Oxford, Harrogate and Leeds, advising clients right across the UK.

N.B. Kemp and Kemp were acquired by Carter Jones LLP on 1 May 2017.

Planning - what is a 'screening request'?

'Screening' is a procedure used to determine whether a proposed project is likely to have significant effects on the environment. It should normally take place at an early stage in the design of the project.

The EIA [Environmental Impact Assessment] Regulations place a number of responsibilities on planning authorities, which relate to the different stages of the EIA process.

Stage 1: Screening to determine whether EIA is required

The EIA Regulations only apply to certain types of development, and before the Council can request an EIA it must determine whether the proposal is subject to the Regulations and can be classified as ‘EIA development’, and decide whether EIA is required in that particular case. This process is called 'screening' and there are two ways in which it can be applied:

• A developer can ask the planning authority to give an EIA screening opinion before the application for planning permission is submitted.
• Where a planning application has been submitted without an environmental statement and alternatively no request has been made in the past for a screening opinion, the planning authority has the right to adopt an EIA screening opinion for the proposal, which will determine whether or not the scheme requires EIA.

Stage 2: Scoping to determine what information should be covered by an EIA

Where a proposed scheme is determined to be ‘EIA development’, the developer can ask the planning authority for advice on the scope of the information to be gathered during the EIA and to be covered in the Environmental Statement (which reports on the findings of the EIA).

Stage 3: Reviewing the adequacy of environmental statements

Once an environmental statement has been submitted with a planning application the planning authority can request additional information if it considers the environmental statement to be inadequate. The adequacy of environmental statements is determined by comparison with the content requirements of the EIA Regulations.

https://www.gov.uk/guidance/environmental-impact-assessment

Universal Credit

Coming soon

"Universal Credit will replace the following benefits:

• Child Tax Credit
• Housing Benefit
• Income Support
• Income-based Jobseeker’s Allowance (JSA)
• Income-related Employment and Support Allowance (ESA)
• Working Tax Credit

If you currently receive any of these benefits, you can’t claim Universal Credit at the same time.



Universal Credit is being introduced in stages across the UK. You don’t need to do anything until you hear from the Department for Work and Pensions (DWP) about moving to Universal Credit, unless you have a change in circumstances."

Source: https://www.gov.uk/universal-credit

North Kesteven Rollout

"This new benefit for working age people is currently being rolled out across the North Kesteven area. The amount anyone gets depends on their circumstances and how much money they have coming in.

Single people claiming Jobseekers Allowance have been using this method since November 2015, but many people making a new claim for Jobseekers Allowance, Income Support, Housing Benefit, Employment Support Allowance, or Working/Child Tax Credits will move to Universal Credit throughout 2018.

At present, it is due to be rolled out by JobCentre area. This means NG23 postcodes moved over to Universal Credit in October as part of the Grantham rollout.

LN10, LN4, LN5 and LN6 postcodes will follow in March 2018; PE20 will move over in May, with the remaining postcodes following in June next year.

The Department of Work and Pensions will confirm dates with those eligible nearer the time."

Source: NK News [Nov 2017 - Feb 2018]

More information

https://www.moneyadviceservice.org.uk/en/articles/universal-credit-an-introduction

https://www.citizensadvice.org.uk/benefits/universal-credit/

https://www.gingerbread.org.uk/information/benefits-tax-credits-and-universal-credit/universal-credit/getting-ready-for-universal-credit/

Planning application - cricket pavilion

Nocton Cricket Club

Nocton Cricket Pavilion [November 2017]

17/1432/FUL
Replacement of the existing pavilions and chemical toilets with a new pavilion | Cricket Ground Pavilion, Cricket Club, The Bridleway, Nocton, Lincoln, Lincolnshire, LN4 2BH

Case Officer: Tony Sargent
Applicant: Ben Wills

Rec'd: 03 Oct 2017
Validated: 25 Oct 2017
Expiry: 28 Nov 2017
Deadline: 20 Dec 2017

Purpose
The building will be used as a cricket pavilion. The accommodation consists of:

• Two changing rooms [these are increased in size from the existing to provide sufficient space for team changing]
• An umpires room
• A disabled/woman’s toilet and a men’s toilet
• An area for a scoring bench
• A tea room [which will include a food and drink preparation area and sitting area]
• A veranda for protected viewing

There is the possibility it could be used by others, Beeswax Dyson Ltd, the local community, the scouts etc.

Xmas and New Year - bin collections