Agenda and draft minutes

Apologies for absence were received from Councillors Jane Allen, David Ellis, Julie Najuk and Ruth Strong.  Councillors Rachael Ellis, Darren Maltby and Ron McCrossen attended as substitutes.

RESOLVED:

That the minutes of the above meeting, having been circulated, be approved as a correct record.

Councillor Ellwood declared a pecuniary interest in item 4 on the agenda - Application 2026/0179 – Top Wighay Farm and said that he would leave the meeting for the duration of this item.

                                                            Councillor Ellwood left the meeting at 6.02pm

Reserved matters application for the appearance, landscaping, layout and scale of 158 dwellings (in relation to Phase 3b of outline permission reference: 2020/0050.

Robbie Steel, Planning Manager of Persimmon Homes (The Applicant), spoke in support of the application.

The Development Manager introduced the report.

RESOLVED that:

Reserved matters approval be GRANTED for the appearance, landscaping, layout and scale of 158 dwellings (Phase 3B) pursuant to outline permission 2020/0050, subject to the conditions, as set out at section [10] of this report:

Conditions

1.               The development hereby permitted with shall be carried out in accordance with the application form and following list of approved drawings:

P26-0029_005 Sheet No. 1 Rev 1 Context Plan

PH/TWF/SLP/01 Site Location Plan Planning

AVE_017_C_DR_911 Fire Appliance Vehicle Tracking

PH_TWF_PL_001 Planning Layout

P26-0029_DE_004_1 Phasing Plan Overlay

AVE_017_C_DR_910 Refuse Vehicle Tracking

PH/TWF/MAT/01 Materials and Boundary Treatments Planning

Top Wighay Farm Planning House Type Pack

P26-0029_EN_0001_S2_C Detailed Soft Landscape Proposals – Top Wighay Farm (Phase 3B)

P26-0029_EN_0001_S1_C Detailed Soft Landscape Proposals – Top Wighay Farm (Phase 3B)

P26-0029_EN_0001_S4_C Detailed Soft Landscape Proposals Composite Plan – Top Wighay Farm (Phase 3B)

P26-0029_EN_0001_S3_C Detailed Soft Landscape Proposals – Top Wighay Farm (Phase 3B)

Noise Impact Assessment dated 5 February 2026 (Report Reference J006051-9336-JW-01)

2.              No development shall commence, including any works of demolition, until a Construction Method Statement has been submitted to and approved in writing by the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

                                 I.         the parking of vehicles of site operatives and visitors

                                II.         loading and unloading of plant and materials

                              III.         storage of plant and materials used in constructing the development

                              IV.         the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate

                               V.         wheel washing facilities

                              VI.         measures to control the emission of dust and dirt during construction

                            VII.         a scheme for recycling/disposing of waste resulting from demolition and construction works

                           VIII.         contact details of the site manager being displayed on-site for members of the public to view.

3.              No dwelling served from a shared private drive with 5 or more frontages shall be occupied until details of the proposed arrangements and plan for future management and maintenance of the shared private drives including associated drainage have been submitted to and approved in writing by the Local Planning Authority. The shared private drives and drainage shall thereafter be maintained in accordance with the approved management and maintenance details, until such time that a private Management and Maintenance Company has been established.

4.              Occupation of the proposed dwellings shall not take place until their respective driveways / shared access point have been surfaced in a bound material (not loose gravel) for a minimum distance of 5.0m behind the highway boundary, and which shall be drained to prevent third party surface water being discharged to the public highway. The bound material and the provision to prevent the discharge of surface water to the public  ...  view the full minutes text for item 4.

Full planning Permission for the change of use of the property from a Class C3 (dwelling) to a House in Multiple Occupation (HMO) providing 7 bedrooms for up to 7 occupiers which falls within a sui generis use.

Fiona Dracott, a local resident, spoke against the application.

Alcin Tuncel, the applicant, spoke in support of the application.

The Principal Planning Officer informed members that since the publication of the agenda, an objection letter had been received from the Ward Councillor, summarised as follows:

-       Planning policy was open to interpretation, and some planning policies were now old.

-       Housing in Netherfield was built in the early 1900s and designed for a horse and cart and not cars.

-       Streets were congested with parked cars, especially in the evenings

-       The site did not have off-street parking.

-       Whilst there are public car parks in the area, these are not always practical for people such as delivery drivers, the less mobile or those with children.

-       There is an over concentration of HMOs in the area which puts more pressure on parking spaces in the area.

-       The roads were not wide enough for cars to carry out a 3-point turn which results in cars reversing down the highway which was a highway safety concern.

-       There was a primary school nearby with children needing to cross the busy road.

-       Conversions of dwellings to 6-person HMOs already have a detrimental impact on the area and the addition of a further occupant could have a significant noise impact on residents.

-       Occupiers may work different shifts which could result in noise issues throughout the night.

-       The extensions built under permitted development rights were not of good design and cause overlooking issues.

-       The line should be drawn at 6-persons as this is what permitted development rights allow for.

-       Some of the HMOs in the area were under occupied so there may not be a need for this type of development in the area.

-       Minimum space standards were not the same as good space standards.

-       The development works against the current mix of housing in Netherfield by taking away family housing.

-       No CCTV measures were proposed.

-       There was limited useable garden space.

-       The proposal may result in overflowing bins.

-       The site did not have disabled access.

The Principal Planning Officer then went on to introduce the report.

RESOLVED:

To GRANT PLANNING PERMISSION subject to the following conditions:

Conditions

 1       The development must be begun not later than three years beginning with the date of this permission.

 2       The development shall be undertaken in accordance with the details as set out within the application form, received on the 28th November 2025, the revised plans received on the 14th May 2026, drawing numbers: HD00265-PL005, HD00265-PL006 AND HD00265-PL007, the flood risk assessment dated the 16th February 2026, the flood risk statement received on the 2nd April 2026 and drawing no. HD00265-PL004 received on the 22^nd May  ...  view the full minutes text for item 5.

Full planning Permission is sought for the change of use of the property from a 6 bedroom HMO (C4 use) to 7 bedroom HMO (Sui Generis) for up to 7 occupiers.

The Principal Planning Officer informed members of the committee that, since the publication of the report, an objection letter had been received from the Ward Councillor and that their concerns were similar to those expressed against the other HMO applications in Netherfield, as summarised previously at item 5 on the agenda.

They then went on to introduce the report.

RESOLVED:

To GRANT PLANNING PERMISSION: subject to the following conditions:

Conditions

 1       The development must be begun not later than three years beginning with the date of this permission.

 2       The development shall be undertaken in accordance with the details as set out within the application form received on the 12th March 2026, the Planning Statement received on the 12th March 2026 and the plans received on the 12th March 2026, drawing numbers: 24,108-P-101, 24,108-P-220, 24,108-P-210 and 24,108-P-001.

Reasons

 1       In order to comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

 2       For the avoidance of doubt.

Reasons for Decision

The proposed development is consistent with national and local planning policies. Whilst Members acknowledged that the proposal may give rise to some local inconvenience, including additional pressure on on-street parking and the general impacts associated with HMO occupation, these impacts were not considered to amount to unacceptable harm to residential amenity or highway safety so as to justify refusal on planning grounds. Space standards within the development were considered acceptable, and the proposal was also considered acceptable in respect of flood risk. The development was therefore considered appropriate in its context and in accordance with the relevant development plan policies.

Notes to Applicant

The developer is advised to ensure compliance with the relevant Building Regulations.

The applicant is advised that all planning permissions granted on or after 16th October 2015 may be subject to the Community Infrastructure Levy (CIL). Full details of CIL are available on the Council's website. The proposed development has been assessed, and it is the Council's view that CIL is not payable on the development hereby approved as the development type proposed is zero rated in this location.

Planning Statement - The Borough Council has worked positively and proactively with the applicant in accordance with paragraph 39 of the National Planning Policy Framework.

It is noted that there is no reference to crime prevention or security measures to be implemented in the redevelopment of this property in the documentation provided. There is reference to the responsibility of the tenants for security, however, this is limited to their actions.

Many of the HMOs visited by the police have poor standards of security which render the occupants at an increased risk of becoming victims of crime. As the occupants of HMOs do not own the property it is often difficult for  ...  view the full minutes text for item 6.

Full planning Permission is sought for the change of use of the property from a 6 bedroom HMO (C4 use) to 7 bedroom HMO (Sui Generis) for up to 7 occupiers.

The Principal Planning Officer informed members of the committee that, since the publication of the report, an objection letter had been received from the Ward Councillor whose concerns were similar to those expressed against the other HMO applications in Netherfield, as summarised previously at item 5 on the agenda.

The Principal Planning Officer went on to introduce the report.

RESOLVED:

To GRANT PLANNING PERMISSION subject to the following conditions:

Conditions

 1       The development must be begun not later than three years beginning with the date of this permission.

 2       The development shall be undertaken in accordance with the details as set out within the application form received on the 12th March 2026, the Planning Statement received on the 12th March 2026 and the plans received on the 12th March 2026, drawing numbers: 24,089-P-001, 24,089-P-210, 24,089-P-020 and 24,089-P-101.

Reasons

 1       In order to comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

 2       For the avoidance of doubt.

Reasons for Decision

The proposed development is consistent with national and local planning policies. Whilst Members acknowledged that the proposal may give rise to some local inconvenience, including additional pressure on on-street parking and the general impacts associated with HMO occupation, these impacts were not considered to amount to unacceptable harm to residential amenity or highway safety so as to justify refusal on planning grounds. Space standards within the development were considered acceptable, and the proposal was also considered acceptable in respect of flood risk. The development was therefore considered appropriate in its context and in accordance with the relevant development plan policies.

Notes to Applicant

The developer is advised to ensure compliance with the relevant Building Regulations.

The applicant is advised that all planning permissions granted on or after 16th October 2015 may be subject to the Community Infrastructure Levy (CIL). Full details of CIL are available on the Council's website. The proposed development has been assessed and it is the Council's view that CIL is not payable on the development hereby approved as the development type proposed is zero rated in this location.

Planning Statement - The Borough Council has worked positively and proactively with the applicant in accordance with paragraph 39 of the National Planning Policy Framework.

It is noted that there is no reference to crime prevention or security measures to be implemented in the redevelopment of this property in the documentation provided. There is reference to the responsibility of the tenants for security, however, this is limited to their actions.

Many of the HMOs visited by the police have poor standards of security which render the occupants at an increased risk of becoming victims of crime. As the occupants of HMOs do not own the property it is often difficult for  ...  view the full minutes text for item 7.

Change of use from a 6-bedroom, 6-occupant House in Multiple Occupation (Use Class C4) to a 7-bedroom, 7-occupant large House in Multiple Occupation (Sui Generis) and installation of secure, covered cycle storage within the site curtilage to accommodate 7 bicycles.

Darius Jonaitis, the applicant, spoke in support of the application.

The Principal Planning Officer informed members of the committee that, since the publication of the report, an objection letter had been received from the Ward Councillor whose concerns were similar to those expressed against the other HMO applications in Netherfield, as summarised previously at item 5 on the agenda, with an additional concern that the street scene had been adversely impacted by lowering the first floor level in an effort to create space for the loft conversion and that the front windows were smaller and four brick courses lower than other houses on the avenue which was unsympathetic.

The Principal Planning Officer then went on to introduce the report.

RESOLVED:

To GRANT PLANNING PERMISSION: subject to the following conditions:

Conditions

1      The development must be begun not later than three years beginning with the date of this permission.

2      The development shall be undertaken in accordance with the details as set out within the application form, received on the 23^rd February 2026 and the following approved plans:

-          Site Location Plan;

-          Proposed Site Layout Plan - 25-009 - 03-000 Rev C -20/05/2026;

-          Proposed Elevations - 25-009 - 03-002 Rev C – 20/05/2026;

-          Proposed Plans - 25-009 - 03-001 Rev C - 20/05/2026; and

-          Proposed Sections - 25-009 - 03-003 Rev C- 20/05/2026.

-          Flood Risk Standing Advice table - 20/05/2026

Reasons

 1       In order to comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

 2       For the avoidance of doubt.

Reasons for Decision

The proposed development is consistent with national and local planning policies. Whilst Members acknowledged that the proposal may give rise to some local inconvenience, including additional pressure on on-street parking and the general impacts associated with HMO occupation, these impacts were not considered to amount to unacceptable harm to residential amenity or highway safety so as to justify refusal on planning grounds. Space standards within the development were considered acceptable, and the proposal was also considered acceptable in respect of flood risk. The development was therefore considered appropriate in its context and in accordance with the relevant development plan policies.

Notes to Applicant

The developer is advised to ensure that the development complies with the relevant Building Regulations and Licensing requirements.

The applicant is advised that all planning permissions granted on or after 16th October 2015 may be subject to the Community Infrastructure Levy (CIL). Full details of CIL are available on the Council's website. The proposed development has been assessed, and it is the Council's view that CIL is not payable on the development hereby approved as the development type proposed is zero rated in  ...  view the full minutes text for item 8.

Full planning Permission for the change of use of the property from a 6-bedroom HMO (C4 use) to 7-bedroom HMO (Sui Generis) for up to 7 occupiers.

The Principal Planning Officer informed members of the committee that, since the publication of the report, three late items had been received as follows:

The first was an objection letter was from the Ward Councillor whose concerns were similar to those expressed against the other HMO applications in Netherfield, as summarised previously at item 5 on the agenda, with an additional comment that houses at the railway end of Bourne Street flood when the River Trent was high and there were flood mitigation gates installed on at least three of these properties.

The second was an objection letter from a neighbouring occupier who raised concerns in relation to parking and traffic pressures, over concentration of HMOs in the area, no evidence of demand for further HMOs in the area, increased noise and disturbance, fire regulations, overlooking from additional windows and residents’ security, no cycle storage provision, over-flowing bins and issues with the current garden wall. 

The third late item was a letter from the applicant who stated that he had considered concerns that residents often raised regarding HMO accommodation and how these could be addressed through good design and responsible management, that the accommodation provided was significantly larger than that usually expected for an HMO development, there was secure cycle storage and screened bin storage to the rear of the property and that his aim was to create accommodation that residents could enjoy living in whilst also being respectful of neighbours and the surrounding community.

The Principal Planning Officer then went on to introduce the report.

RESOLVED:

To GRANT PLANNING PERMISSION: subject to the following conditions:

1               The development must be begun not later than three years beginning with the date of this permission.

2               The development shall be undertaken in accordance with the application form, the Design and Access Statement, the site location plan received on the 27th February 2026, the revised plans received on the 20th May 2026, drawing numbers: 03-000, 03-003, 03-001, 03-002, 03-004 and the Flood Risk Statement received on the 21st May 2026.

Reasons

1         In order to comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

 2          For the avoidance of doubt.

Reasons for Decision

The proposed development is consistent with national and local planning policies. Whilst Members acknowledged that the proposal may give rise to some local inconvenience, including additional pressure on on-street parking and the general impacts associated with HMO occupation, these impacts were not considered to amount to unacceptable harm to residential amenity or highway safety so as to justify refusal on planning grounds. Space standards within the development were considered acceptable, and the proposal was also considered acceptable in respect of flood risk. The development was therefore considered appropriate in its context and in accordance with the  ...  view the full minutes text for item 9.

The Assistant Director – Development introduced the report, which was circulated in advance of the meeting, briefing Members on the recent legislative changes introduced by the Town and Country Planning (Consultation) (England) Direction 2026.

RESOLVED:

To note the contents of the report and that of the Town and Country Planning (Consultation) (England) Direction 2026.

                                                            Councillor Maltby left the meeting at 7.57pm

Single storey side extension with external raised decking to the rear. Detached garage within the frontage garden of the dwelling. Re-roofing work and new rooflights introduced to the front elevation roof.

RESOLVED:

To note the information.

RESOLVED:

To note the information.

                                                Councillor Maltby re-joined the meeting at 7.59pm

RESOLVED:

To note the information.

None.