Agenda and minutes

Planning Committee
Monday 18th February 2013 5.30 pm

Venue: Rennes Room, Civic Centre, Paris Street, Exeter

Contact: Sarah Selway, Member Services Officer  Telephone 01392 265275 or email  sarah.selway@exeter.gov.uk

Items
No. Item

10.

Declarations of Interest

Councillors are reminded of the need to declare any disclosable pecuniary interests that relate to business on the agenda and which have not already been included in the register of interests, before any discussion takes place on the item. Unless the interest is sensitive, you must also disclose the nature of the interest. In accordance with the Council's Code of Conduct, you must then leave the room and must not participate in any further discussion of the item. Councillors requiring clarification should seek the advice of the Monitoring Officer prior to the day of the meeting.

 

Minutes:

Whilst not declaring disclosable pecuniary interests, the following Members withdrew from the meeting for the items below:-

 

COUNCILLOR

MINUTE

Councillor Lyons

12 (campaigned in favour of hostel)

Councillor Morris

16 (engagement with the applicant on other other matters)

 

11.

PLANNING APPLICATION NO.12/2551/03 - The Queens Head, 270 Pinhoe Road, Exeter, EX4 7JQ pdf icon PDF 131 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

Councillor Prowse expressed an interest as a Member of Devon County Council.

 

The Assistant Director City Development presented the application for the erection of a new food retail store (Class A1) with associated external works at The Queens Head, 270 Pinhoe Road, Exeter. He advised of two corrections to the report stating that the application had been initially considered by the Southern and not the Northern Area Working Party and that condition 7 should read 8.00am to 1.00pm (Saturdays) rather than Sundays. He reported the receipt of revised plans and advised that two petitions had been submitted, one of 675 signatures (Save Our Pub) and the other of 80.

 

Members were circulated with an update sheet - attached to minutes. The following additional conditions were proposed:-

 

·         the agreement and implementation of a scheme covering storage of waste; and

·         the agreement of the finished floor levels (to mitigate any flood risk from the Northbrook).

 

The recommendation was for approval subject to the conditions as set out in the report and the update sheet.

 

Councillor Martin, having given notice under Standing Order No. 44., spoke on this item. He raised the following points:-

 

·         pub licensee is unable to speak in opposition to the application because of his relationship with Farmfoods

·         area does not require this retail outlet but does require the retention of the pub

·         the proposal is contrary to CP10 of the Exeter Local Development Framework Core Strategy and Government planning principles which seeks where possible to retain community facilities

·         strong community support for retention of the pub as indicated by current campaign including support on Facebook

·         the area is well served with retail outlets such as Morrisons

·         will have an adverse impact on other shops and fast food outlets in the area which have a mutual relationship with the pub

·         poor vehicular access for unloading foodstuffs and unsuitable for articulated lorries

·         other pubs in the area including the Half Moon and Village Inn serve their own communities as does the Queens Head. Patrons of the latter will lose a local facility and will not necessarily visit the other pubs

·         ten jobs will be lost if the pub closes but, if it remains open, jobs will be created as there are plans to expand the pub and to introduce a carvery, provide accommodation and offer computer facilities to the local community etc.

 

Mr Hampson (representing the Queens Head) spoke against the application. He raised the following points:-

 

·         the licensee is prepared to buy the premises to retain a public house and community venue for the area

·         when purchased, the owner will no longer be tied to a single drinks supplier and will use alternative sources at better value

·         the landlord has been able to sustain the pub in a difficult economic climate. Further, it is the intention to introduce new initiatives such as increased variety of food, accommodation, for example, for temporary workers, entertainment such as local bands as well as offering a free internet café  ...  view the full minutes text for item 11.

12.

PLANNING APPLICATION NO.12/1720/16 - 33 Pinhoe Road, Exeter, EX4 7HS pdf icon PDF 181 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

Councillor Lyons withdrew from discussion of this item as she had campaigned to retain the hostel and left the meeting during consideration.

 

The Senior Area Planning Officer presented the application for change of use from dwelling to hostel for rough sleepers at 33 Pinhoe Road, Exeter.

 

Members were circulated with an update sheet - attached to minutes. A condition was included to ensure that a management plan was properly implemented, the plan now having been submitted. There would be a maximum of five clients at any one time and occupation by individuals would be for a maximum period of three nights.

 

The recommendation was for approval subject to the conditions as set out in the report.

 

Councillor Hannaford, having given notice under Standing Order No. 44, spoke on this item. He raised the following points:-

 

·         advised that the description of the proposal should be changed to read “change of use from dwelling to hostel for move on accommodation” rather than for “rough sleepers”

·         care would be taken to respect the sensibilities of residents and there would be a robust approach to those causing problems. The aim was to move those occupants not from the Exeter area back to their place of origin with the assistance of the relevant District Council

·         the proposal would help meet the Council’s duty to provide move on accommodation

·         a comprehensive hostel management plan would help ensure the effective management of the facility

·         similar provision in the St Thomas area has been effectively managed with minimal problems occurring

·         CCTV will be provided in the communal area

 

Mr Barkley (representing local property owners) spoke against the application. He raised the following points:-

 

·         representing both residents who live in the area and a landlord

·         objectors recognised the need for this facility but feel that it is in the wrong location

·         residents are concerned that, as well as housing individuals who have been homeless for a short period, the facility will also cater for long term, rough sleepers. These can possess chaotic lifestyles and entrenched anti-social behaviour and are therefore more likely to disrupt the neighbourhood

·         those who eventually leave the facility may return to the immediate area to sleep rough

·         excess student accommodation now available in the City could provide a suitable solution

 

Mr Hancock (Housing Needs Manager – Exeter City Council) spoke in support of the allocation. He raised the following points:-

 

·         105 incidents of “street activity” had been recorded during a survey undertaken in December 2012, of whom a third were individuals with no local connections and who had chosen Exeter to sleep rough as the City was perceived to be relatively safe. Surrounding market towns in Devon did not offer the same high level of support services for the homeless. Very often, the homeless advise one another of areas where greater support can be obtained which has resulted in many gravitating to Exeter

·         by seeking to offer accommodation in the area of origin the aim is to reduce the number of hard core,  ...  view the full minutes text for item 12.

13.

PLANNING APPLICATION NO.12/0472/01 - Land to north, west & south of Met Office off, Hill Barton Road, Exeter, EX2 pdf icon PDF 352 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

Councillor Donovan expressed an interest as he was working on a contract basis for the Met Office.

 

The Senior Area Planning Officer presented the application for a mixed use scheme comprising up to 750 dwellings, a local centre (A1, D1, D2), public open space, demolition of buildings, landscaping, highway access to Hill Barton Road and associated infrastructure works (all matters reserved for future consideration apart from access) at land to north, west & south of Met Office off, Hill Barton Road, Exeter.

 

Members were circulated with an update sheet - attached to minutes, setting out additional advice from the Highway Authority. With regard to the provision of a new vehicular transport link from Oberon Road into the development, the County Council had proposed amendments to the wording of the relevant condition, set out on the update sheet to which the applicants had indicated that this would cause funding difficulties. It was considered by the Assistant Director City Development, on balance, that the condition as set out in the original report would achieve the required outcome without endangering the delivery of housing.

 

The recommendation was that having had regard to the Environmental Impact Assessment submitted with the application and the representations made about the environmental effects of the development, delegated authority be given to the Assistant Director City Development in consultation with the Chair of the Planning Committee to approve, subject to a Section 106 agreement and conditions as set out in the report.

 

Mr Lloyd (representing a local landowner) spoke against the application. He raised the following points:-

 

·         fundamental flaws remain in this application even though the main issue under consideration is the means of access

·         access from Hill Barton Road is inadequate for 500 new homes and no more than 400 homes had been previously proposed

·         will leave a legacy of congestion along Hill Barton Road, with average queues of 112 vehicles likely with no commitment to deliver a second access

·         the junction will operate over capacity with 500 houses, with capacity likely to exceed 20% in reality. 0.4 trips per dwelling is aspirational only and supports the argument that Hill Barton Road will lack capacity

·         the proposed junction design is unsafe and the design promotes car capacity rather than pedestrian safety. Waiting times of nearly four minutes will encourage crossing during the red man phase, a route used by children and cyclists who have a different perception of safety. The County Council state that this is adequate due to the existing low pedestrian and cycle flow but, an alternative view, is that wait time should be no more than two minutes, even when pedestrian flows are low

·         the scheme fails to deliver the Core Strategy and Hill Barton Masterplan objectives. Eight conditions under this application promote general sustainability yet the proposal will result in traffic being directed the wrong way and the opportunity for a bus link through the site will be prejudiced

·         the viability of Fitzroy Road, a high profile site on the gateway  ...  view the full minutes text for item 13.

14.

PLANNING APPLICATION NO.12/1619/03 - Exeter College, 33-36 Queen Street, Exeter, EX4 3SR pdf icon PDF 187 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

The Senior Area Planning Officer presented the application for a sports hall and teaching facility with associated parking at Exeter College, 33-36 Queen Street, Exeter.

 

Members were circulated with an update sheet - attached to minutes. The Assistant Director Environment had recommended two additional conditions relating to hours of use and noise attenuation. Devon County Council’s Head of Planning, Transportation and Environment had recommended three additional conditions relating to the submission of a Green Travel Plan, the provision of on-site cycle and car parking facilities, and submission of a Construction Traffic Management Plan. The County Head of Planning, Transportation and Environment has also indicated that a financial contribution should be sought towards highway improvements to be secured by a Section 106 Agreement under the Town and Country Planning Act 1990. The recommendation was for approval, subject to the conditions as set out in the report and the update sheet.

 

Mr Cruse spoke against the application. He raised the following points:-

 

·         because a number of residents are tenants, the consultation process did not cover some key parties such as owners and landlords. A number of residents were also unable to respond as they had missed the consultation process as they had been away over the Christmas/New Year period

·         ambulance and fire service were not consulted, particularly in respect of the narrow access to the site off Queen Street.

·         objectors will not have the opportunity to consider the detailed specifications for elements such as the water handling plant, air conditioning etc. to determine if concerns regarding the potential impact on the neighbourhood of noise, light, pollution, etc. will be adequately addressed.

·         concerns regarding noise, both of activities within the facility and of students entering and leaving throughout the day, are anticipated.

·         the Queen Street access will present dangerous conditions to both pedestrians and vehicle drivers

·         design concerns relating to featureless, monolithic nature of certain elevations.

 

RESOLVED that planning permission for a sports hall and teaching facility with associated parking be approved, subject to the additional conditions sought by the County Head of Planning, Transportation and Environment relating to the submission of a Green Travel Plan, the provision of on-site cycle and car parking facilities and the submission of a Construction Traffic Management Plan, conditions in respect of noise attenuation measures, light, hours of use and additional planting to reduce the bland appearance of the external wall facing the railway and a Section 106 Agreement under the Town and Country Planning Act 1990 to secure a financial contribution towards highway improvements, together with the following conditions, as set out in the schedule of planning conditions:-

 

1)

The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.

Reason: To ensure compliance with sections 91-92 of the Town and Country Planning Act 1990.

 

2)

The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details  ...  view the full minutes text for item 14.

15.

PLANNING APPLICATION NO.12/1707/03 - 12 Wentworth Gardens, Exeter, EX4 1NH pdf icon PDF 146 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

The Assistant Director City Development presented the application for a ground floor side extension at 12 Wentworth Gardens, Exeter.

 

The recommendation was for approval subject to the conditions as set out in the report.

 

Councillor Bull, having given notice under Standing Order No. 44., spoke on this item. He raised the following points:-

 

·         two previous applications for building on the site had been refused, in both cases the Inspectors having advised that the proposal would be detrimental to the amenity of the area and that the open character of the area was worth preserving

·         supplementary planning documents emphasise the importance of retaining the character of original housing as well as the established street scene to protect the local amenity

·         planning guidance in respect of extensions state that these should be no more than half the width of the existing house. The initial extension would have been 3.9 metres wide, now reduced to 3.4 metres but still exceeding the 2.75 metres which would be half the width of the side elevation. An extension of 3.4 metre in width would compromise the street scene

·         the floor area of what would be a fourth bedroom will be the equivalent of the master bedroom in the main house

·         if approval is to be given, the extension should be no wider than that provided for within supplementary planning guidance

·         approval could lead to an application for increasing the extension

 

He responded as follows to Members’ queries:-

 

·         main building is 5.5 metres wide, therefore 2.75 (half is maximum permissible)

·         concern has been expressed that the application is a preliminary step before enlargement, such as the provision of a second floor.

 

The Assistant Director reported that an extension of 3.4 metres would result in internal space of 3.15 metres and Members noted that the application was in accordance with the requirements of residential design guidance which specified the minimum size for rooms.

 

RESOLVED that planning permission for a ground floor side extension be approved subject to the following conditions:-

 

1)

C05  -  Time Limit – Commencement

 

2)

The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details received by the Local Planning Authority on 6 February 2013 (dwg nos. 1571 2.0D; 1561 2 7C & 1561 2.9C) as modified by other conditions of this consent.

Reason:  In order to ensure compliance with the approved drawings.

 

3)

C17  -  Submission of Materials

 

(Report circulated)

 

16.

PLANNING APPLICATION NO.12/0781/01 - Land south of, Yeoford Way, Marsh Barton Trading Estate, Exeter pdf icon PDF 171 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

The Assistant Director City Development presented the application for additional mixed uses including A1, 2, 3, 4 and 5 and D1 and D2 on zone B of previous consent ref no 10/0200/01 (all matters reserved for future consideration) at land south of, Yeoford Way, Marsh Barton Trading Estate, Exeter.

 

The recommendation was delegated to Assistant Director City Development to  approve subject to the variation of the Section 106 Agreement attached to planning reference 10/200/01 regarding improvement works to the culvert under Bad Homburg Way and the conditions as set out in the report.

 

RESOLVED that the application for planning permission for additional mixed uses including A1, 2, 3, 4 and 5 and D1 and D2 on zone B of previous consent ref no 10/0200/01 (all matters reserved for future consideration) be delegated to Assistant Director City Development to approve subject to the variation of the Section 106 Agreement attached to planning reference 10/200/01 regarding improvement works to the culvert under Bad Homburg Way, and the following conditions:-

 

1)

Application for the approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of the permission and the development hereby permitted shall be begun before the expiration of two years from the date of the permission.

Reason:  To ensure compliance with section 91 - 93 of the Town and Country Planning Act 1990.

 

2)

Approval of the details of the layout, scale, appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.

Reason: To safeguard the rights of control by the Local Planning Authority in respect of the reserved matters.

 

3)

This consent does not imply the approval of the details of siting, layout or design shown on the submitted plan, which must be the subject of a further application for approval of reserved matters.

Reason:  To safeguard the rights of control by the Local Planning Authority in respect of the reserved matters.

 

4)

No building(s) shall be occupied until the drainage details have been submitted to and approved in writing by the Local Planning Authority.

Reason:  To ensure the satisfactory drainage of the development.

 

5)

The proposed estate roads, footways, footpaths, verges, junctions, street lighting, sewers, drains, retaining walls, service routes, surface water outfall, road maintenance/vehicle overhang margins, embankments, visibility splays, accesses, car parking and street furniture shall be constructed and laid out in accordance with details to be approved by the Local Planning Authority in writing before their construction begins.  For this purpose, plans and sections indicating, as appropriate, the design, layout, levels, gradients, materials and method of construction shall be submitted to the Local Planning Authority.

Reason:  To ensure that adequate information is available for the proper consideration of the detailed proposals.

 

6)

No development shall take place on site until a full survey of the site has taken place  ...  view the full minutes text for item 16.

17.

PLANNING APPLICATION NO.12/1522/03 - Land off, Ennerdale Way, Exeter, EX4 2BJ pdf icon PDF 163 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

Councillor Morris left the meeting during consideration of this item.

 

The Assistant Director City Development presented the application for three residential buildings comprising eight flats and one coach house, access to highway, parking and associated works at Land off, Ennerdale Way, Exeter.

 

Members were circulated with an update sheet - attached to minutes. Revised plans had been received indicating the area of communal open space proposed.

 

The recommendation was to authorise the Assistant Director City Development to approve the application, subject to the receipt of a Building for Life assessment, revised landscape plans indicating the extent of the communal open space, a financial contribution towards protection of Natura 2000 sites and the conditions as set out in the report.

 

A management plan was sought in respect of the use of the communal garden area and car parking arrangements.

 

Councillor Hannaford, having given notice under Standing Order No.44, spoke on this item. He raised the following points:-

 

·         scheme will contribute to the tidying up and enhancement of the area generally and reduce security problems

·         Cornerstone are the largest provider of social housing in the Exwick area

·         other Cornerstone schemes in Exeter were well designed

·         although some of the existing tenants in the flats adjoining the site will have reduced views, the provision of an improved community area will benefit all and enhance community interaction. This part of the City possessed significant areas of open space for use by residents.

 

Ms Seaborne (applicant) spoke in support of this application. She raised the following points:-

 

·         Cornerstone is an established Housing Association managing 1,200 homes in Exeter and specialising in affordable housing

·         the site has been long identified for nine new affordable homes and grant support is available from the Homes and Communities Agency. The units will be built within an existing estate of 28 homes

·         a new landscaping scheme will be provided, to possibly include allotments

·         scheme supported by Exeter City Council housing section as it contributes to meeting the significant demand for affordable homes in Exeter

·         a range of units will be provided including one bed flats for singles and couples on the first floor and two bed flats for small families and those with disabilities on the ground floor

·         close to shops and open space and provides a safe and secure environment for tenants

 

She responded as follows to Members’ queries:-

 

·         a landscape architect has been engaged to deliver a landscape scheme in consultation with the residents

·         apart from two objections, the majority of tenants were agreeable to the loss of their garden areas to facilitate a communal garden. There was unanimous support for landscaping the waste ground adjacent to the Civil Service Club

·         a parking management plan will be provided

 

RESOLVED that, subject to an additional condition requiring the submission of a management plan for both a communal garden area and car parking arrangements, the application for planning permission for three residential buildings comprising eight flats and one coach house, access to highway, parking and associated works  ...  view the full minutes text for item 17.

18.

PLANNING DECISIONS TAKEN UNDER DELEGATED POWERS AND WITHDRAWN APPLICATIONS pdf icon PDF 46 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Additional documents:

Minutes:

The report of the Assistant Director City Development was submitted.

           

            RESOLVED that the report be noted.

 

(Report circulated)

 

19.

APPEALS REPORT pdf icon PDF 207 KB

To consider the report of the Assistant Director City Development.

 

(Report circulated)

 

Minutes:

The schedule of appeal decisions and appeals lodged was submitted.

 

RESOLVED that the report be noted.

 

(Report circulated)

 

20.

SITE INSPECTION PARTY

To advise that the next Site Inspection Party will be held on Tuesday 5 March 2013 at 9.30 a.m.  The Councillors attending will be Lyons, Edwards and Prowse.

 

Minutes:

RESOLVED that the next Site Inspection Party will be held on Tuesday 5 March 2013 at 9.30 a.m. The Councillors attending will be Lyons, Edwards and Prowse.

 

 

21.

Additional Information Sheet pdf icon PDF 91 KB