Agenda and minutes

To sign the minutes of the meetings held on 27 July, 7 September and 5 October 2015.

The minutes of the meetings held on 27 July, 7 September and 5 October were taken as read and signed by the Chair as correct.

No declarations of interest were made by Members.

To consider the report of the Assistant Director City Development.

The Assistant Director City Development presented the application for the mixed use development of district centre comprising uses within some or all of Classes A1 (Retail) with associated Garden Centre, A2 (Financial & Professional Services), A3 (Restaurants and Cafes), A5 (Hot Food Take-Away), D1 (Non-residential institutions), D2 (Leisure), associated means of access, access road, car parks, infrastructure works, public realm and landscaping.

Members were circulated with an update sheet - attached to minutes.

The recommendation was for refusal for the reasons set out on the update sheet.

Mr Rocke spoke in support of the application. He raised the following points:-

• benefits will include a £45 million investment, at least 400 permanent jobs and up to 150 construction jobs, a £1.85 million CIL receipt, it will deliver an essential “hub” of facilities for many thousands of residents and employees as required by the Core Strategy and it will enhance the east side of Exeter as a business location;
• it is not just a shopping development as it will provide a hub of everyday community facilities including gym, childcare, healthcare, optician, financial and a pharmacy. Just as the residential and business communities on the west side of Exeter need the St Thomas District Centre, which causes no harm to the City Centre despite its closer proximity, the east side needs Moor Exchange, which will provide a similar “hub” of facilities;
• if rejected there will be no hub of facilities to serve the existing and new communities on the east side of Exeter that the Core Strategy requires, contrary to the Development Plan strategy to deliver sustainable communities;
• there is no adverse impact on any existing centre or the Bus and Coach Station proposals as confirmed by the two impact assessments the applicant had prepared and no evidence to the contrary;
• as a matter of common sense there cannot be competition with the Bus Station proposals which are leisure led and of completely different complexion;
• despite the problem of the supermarket operators, a positive response has been made to recent suggestions to change the scheme to include less non-food floor-space to provide for a discount food operator to sit alongside M&S Simply Food. This has been rejected but the offer remains, to be secured through conditions;
• the Chair of the Exeter Science Park states that the facilities are vital to business and essential they should proceed;
• the commercial view of the Chamber of Commerce is that the proposals will not harm the city centre - they represent the overall, balanced commercial view of the City’s traders and investors, not “vested interests” who are simply seeking to protect against “competitors”; and
• overwhelming support from those living and working on the east side of Exeter.

Responding to Members’ queries, he reiterated his statement that there was no evidence to refute the applicant’s assertion that there would be no impact on City Centre retail patterns and advised that the aim was for a 2019 opening of the site.

RESOLVED that planning permission for the m  ...  view the full minutes text for item 75.

To consider the report of the Assistant Director City Development.

The Assistant Director City Development presented the application for six residential flats, car parking and associated facilities 15/0907/03); and Reserved Matters Application (Pursuant to Outline Planning Permission granted on 27^th July 2015, ref 14/1605/01) for the approval of the appearance, landscaping, layout and scale of 22 dwellings on part of outline site (15/0909/02).

Members were circulated with an update sheet - attached to minutes.

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

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

·         loss of Topsham Gap is a key issue. This is an environmentally sensitive area and has always been a distinct boundary between the unique areas of Topsham and Exeter. The Gap is being slowly eroded and will be eliminated with this development;

·         calling this development a “gateway” is unacceptable as, not only does it lead to the loss of the Gap, but a two/three storey block on the corner is visually inappropriate as a gateway element;

·         Retreat Drive is a rural lane and its character will change with the development as, not only will there be pedestrian access onto the Lane from the houses, but car parking on the verge will be inevitable;

·         with the absence of play area provision, it has been suggested that the Ferry Road recreational area can be enhanced but, as it is some distance from this development, it is unlikely that children and families will seek to use it;

·         higher density provision is out of keeping with neighbouring residential areas; and

·         the Police have also expressed concerns regarding the density,

Mr Burley spoke against the application. He made the following points:-

·         the site is an open field at the edge of 1930’s/50’s 2 storey ribbon development and forms a green edge on entry into Topsham. At the western end, where it adjoins Retreat Drive and leads to the listed Retreat, it has a distinctly rural appearance. The site was, until recently, part of the Topsham Gap, protected by landscape setting designation, which still applies to land to the north of Exeter Road;

·         whilst residents opposed the previous outline applications, there is general acceptance that development will now occur, but a strong feeling that it should be compatible with the surrounding context. However, residents are dismayed that having granted the outline approval for a maximum of 23 units, City Council planners have been willing to recommend approval for a significant further intensification for the current combined scheme of 28 units;

·         these proposals are nearly double the density of surrounding buildings well in excess of the original SHLAA units yield assessment (20 units) and highly urban in form and design. One block proposed is to be sited immediately against the footpath of Retreat Drive and will be three storeys high. Proposals generally, but this element in particular, are completely out of character with context, destroy the approach/setting of the listed Retreat and will create a hard, building dominated edge  ...  view the full minutes text for item 76.

To consider the report of the Assistant Director City Development.

The Principal Project Manager (Development) presented the application for residential development of the site to accommodate 53 dwellings and associated works (revised plans reducing number of dwellings from 73 to 53).

Members were circulated with an update sheet - attached to minutes.

The Principal Project Manager (Development) advised that a Flood Risk assessment had been submitted and that the Environment Agency had accordingly withdrawn their objection, South West Water had no comments in respect of the drainage strategy and County Highways regarded the access off Bakers Way as acceptable. A reptile survey had been received prior to the meeting and would be assessed.

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

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

·         given the potential adverse impact on the proposed Exhibition Way link road as a result of the Inspector’s decision on the Town Green application, the high level of traffic flow will not be alleviated at present and this will be exacerbated by traffic emerging from this development - right turns out of the site in peak periods will be very difficult;

·         the recommendation to delegate to the Assistant Director refusal of the application if the Section 106 Agreement is not signed within six months should be removed; and

·         the word “viable” in condition 8 weakens the City Council position and should be removed.

The Principal Project Manager (Development) stated that the issue of right turn access from the site had not been highlighted to County Highways and he undertook to clarify that they had considered this. He assured Members that no work could commence until the Section 106 Agreement had been signed and that it was therefore appropriate for both this recommendation and condition 8 to remain.

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

·         speaking on behalf of the owners of the three properties located in the south-east corner of the proposed development site - Pilton Cottage, Stable Cottage and Belmoor Lodge;

·         reject the report's contention that the development would not be inconsistent with the Monkerton and Hill Barton Master Plan. The building of a pub does not achieve the mix of uses originally proposed for this site. There are no retail outlets complimentary to Sainsburys, no office/employment opportunities and none of the much needed community facilities proposed and accepted in the Master Plan;

·         concerns about the mix of dwellings, the lack of on-street parking and the failure to meet the 10% open space requirement, but main concerns are related to the residential amenity of our properties;

·         if approved, local residents should be included in any discussion of further details set out in Condition 18;

·         Mr Scarborough asked for the following six requirements to be met as part of condition 18 and the response of the Principal Project Manager for each is set out in italics:-

·         ball games will not be permitted  ...  view the full minutes text for item 77.

To consider the report of the Assistant Director City Development.

The Assistant Director City Development presented the application for reserved matters for two dwellings.

The recommendation was for approval subject to the conditions set out on the update sheet.

RESOLVED that planning permission for reserved matters for two dwellings be APPROVED, subject to the following conditions:-

To consider the report of the Assistant Director City Development.

The report of the Assistant Director City Development was submitted.

            RESOLVED that the report be noted.

The schedule of appeal decisions and appeals lodged was submitted.

RESOLVED that the report be noted.

To advise that the next Site Inspection Party will be held on Tuesday at 9.30 a.m. on Tuesday 17 November 2015. The Councillors attending will be Denham, Prowse and Williams.

RESOLVED that the next Site Inspection Party will be held on Tuesday 17 November 2015 at 9.30 a.m.The Councillors attending will be Denham, Lyons and Prowse.