Site: St Botolph's Court, St Botolph's Crescent, Lincoln, LN5 8AZ

Application No: 2014/0111/RG3

Target Date: 16 April 2014

Agent: CAD Associates

Applicant: Lincoln City Council

Development: External alterations to include enclosing of all balconies.

Background St Botolph's Court is located at the southern end of Lincoln High Street in the Central Mixed Use Area. It provides residential accommodation for Council tenants offering compact bed-sit/studio arrangement living areas. No individual washing/showering facilities are available to occupants, communal facilities are located on each floor. Due to this existing arrangement and in particular occupants not utilising the water supply available at each bed-sit, an outbreak of legionella occurred within the building. The Council had to take immediate action and a completely new plumbing and heating service was installed to eradicate any further bacterial infection. As part of the refurbishment works it is proposed to provide enhanced accommodation to 48 bed-sit/studios, offering individual occupants their own showering facility. It is therefore necessary for internal arrangements to be reconfigured and external balconies/outside space to be removed allowing additional floor space to be created within each unit. Site Visit Undertaken on 6th March 2014. Issues Residential amenity of neighbouring properties Visual amenity Policies Referred to 1 34 - Design and Amenity Standards 2 18 - Development in Mixed-Use Areas 3 National Planning Policy Framework

Consultations Consultations were carried out in accordance with the Statement of Community Involvement, adopted June 2006. Responses Highways & Planning Lincolnshire County Council No objections Lincoln Civic Trust No objections

Consideration The proposed alterations requires the removal of the existing metal painted railings located to all bed-sits at first and second floor on the two main elevations fronting the High Street and St Botolph’s Crescent. All proposed windows would be re-sited in line with those being

removed and a new cavity wall construction, with a render finish, lining through that of the existing which is to be removed. The render would be of buff colour and the windows would be white Upvc to match the existing, if the existing windows cannot be reused. Face-fixed mechanical extractor fan vents would be added to the elevations for the bathroom and kitchens contained within the units. Residential Amenity of Neighbouring Properties St Botolph’s Court is located on the west side of Lincoln High Street in the Central Mixed Use Area. It is bounded by the High Street to the east, with St Botolph’s Church beyond, residential properties to the west and mixed use commercial and flats to the north and south. The amenities of neighbouring properties would not be harmed by the proposed changes and therefore would be in accordance with Policy 34 of the City of Lincoln Local Plan. Visual Amenity The design and materials proposed would be in keeping with the character of the area and therefore consistent with the objectives set out in Policy 18 of the City of Lincoln Local Plan. The alterations and refurbishment of the existing building would be in accordance with Policy 34. Conclusion The proposed development would not have a detrimental impact on residential amenity and the design would be close to existing and in keeping with the surrounding area. Therefore the proposal is in accordance with the City of Lincolns Local Plan Polices 18 and 34. Financial Implications None. Legal Implications None. Application Negotiated Either at Pre-Application or During Process of Application No. Equality Implications None. Application Determined Within Target Date Yes.

Recommendation Grant conditionally Conditions 1. The development must be begun not later than the expiration of three years. 2. The development hereby approved shall be carried out in accordance with the following drawing numbers. 3. Details of all external materials to be used in the development shall be submitted to and approved by the Local Planning Authority. Report by: Planning Manager

Site Location Plan

View from St Botolph’s Crescent

View from High Street looking North