Agenda and minutes

To sign the minutes of the meeting held on 4 January and 8 February 2016.

The minutes of the meetings held on 4 January and 8 February 2016 were taken as read and signed by the Chair as correct.

In respect of Minute No. 21, Councillor Spackman declared an interest as he lived in College Road.

No declarations of disclosable pecuniary interest were made.

To consider the report of the Assistant Director City Development.

The City Development Manager presented the application for the demolition of the existing building and erection of a new building for student accommodation comprising 98 units (Use Class C2), cycle parking, works of hard and soft landscaping and other works incidental to the proposals.

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

Mr Groom spoke in support of the application. He made the following points:-

• the previous proposal, put forward in January this year, had been refused and amendments made to overcome the two reasons for refusal;
• objections from Historic England had been met by significantly reducing the building footprint in length, depth and height.  The historic views Historic England were concerned about were now preserved and they no longer had any objection to the development;
• issues of scale and massing had also been addressed - the proposed development was now a full storey lower at the western edge than before and was also stepped down significantly at the eastern edge to the point where a full section of building had been removed to improve amenity.  Additionally, the building line at the rear has been pulled in to increase the distance between properties and increase the area of amenity space at ground floor;
• the changes made demonstrated that the developer had listened to this Committee and other local stakeholders;
• all other design, planning and management issues about the proposal remained as previously reported; and
• concerns and comments during the course of the consultation process had been taken on board and it is believed that the building will positively contribute to Exeter as a whole.

The Highway Development Management Officer stated that a contra flow would need to be introduced for West Street as it was anticipated that many students would access the University campus by bike and would utilise this one way street. A Traffic Regulation Order was necessary and it was proposed to seek payment by the developer through the Section 106 Agreement.  It was stated that students would also use Bonhay Road to get to the campus but were also likely to use West Street to reach the city centre. It was considered that the site and area were suitable for a student block.

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

RESOLVED that, subject to a Section 106 Agreement under the Town and Country Planning Act 1990, requiring an obligation relating to a Student Management Plan together with a financial contribution towards a Traffic Regulation Order to introduce a contraflow in West Street for cyclists and for the relocation of a streetlight on the pedestrian footway, planning permission for the demolition of the existing building and erection of a new building for student accommodation comprising 98 units (Use Class C2), cycle parking, works of hard and soft landscaping and other works incidental to the proposals be APPROVED, subject also to the following conditions:-

To consider the report of the Assistant Director City Development.

The Principal Project Manager (Development) (PJ) presented the application for the demolition of the existing eastern and western podiums and construction of two new buildings for student accommodation comprising 387 units, cycle parking, hard and soft landscaping and associated facilities.

The areas of concern were the design of the building and impact on historic assets. Heritage England had objected because of the proximity of historic buildings. A cross section of the area from Exe Bridges up to the City Centre showed a stepped progression up to the Cathedral.

Councillor Packham attended the meeting and spoke on this item under Standing Order No. 44. She made the following points:-

• scale, massing, height, design and siting are entirely inappropriate;
• Renslade House is already considered by many to be an                                                                                                          inappropriate landmark and this will be increased three fold with two large constructions on either side;
• represents over-development of the site;
• scale of the development is inappropriate in comparison with neighbouring listed buildings;
• it will impact adversely on views out from the historic core of the City on to surrounding rural areas as well as views from the other direction up into the City;
• national planning policy framework accords great weight to protecting heritage sites;
• one of the highway solutions put forward for crossing Frog Street is more likely to increase the dangerous nature of this road; and
• adverse impact on adjoining residential properties.

Councillor Mrs Brock attended the meeting and spoke on this item under Standing Order No. 44. She made the following points:-

• support statement of previous speaker;
• the Council works closely with the University to provide quality student accommodation, but the scale of the development is out of character with the area and will dominate the near-by Conservation Area, Bartholomew Terrace and surrounding area;
• will provide an adverse view from all roads approaching the City Centre from the west; and
• change is needed as Renslade House is not a good example of British architecture but the right quality design is required. The current proposal will result in three blots on the landscape.

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

• resident of Exeter for five years and concur with the above statements by Councillors;
• light pollution will be a significant problem. At present, office workers leave in the early evening, but a 379 student presence will result in the building being heavily illuminated for much of the year. The existing problems associated with a spotlight to the rear of the building have failed to be rectified by the owners;
• the University needs to provide accommodation for its students but a development of nearly 400 students in one place will have a considerable detrimental impact on the quality of life of existing residents and on the character of this part of the City. The area will become saturated with students with attendant problems of noise etc.;
• very familiar with many parts of the City and believe that views from many areas will be significantly changed by this  ...  view the full minutes text for item 17.

To consider the report of the Assistant Director City Development.

The Principal Project Manager (Development) (PJ) presented the application for the erection of a seven storey building including roof terrace for hotel use comprising of 106 bedrooms to replace the previously approved office accommodation (Phase II of the mixed use development planning ref 11/1816/03).

Members were circulated with an update sheet - attached to minutes. The comments of Nuala O’Farrell were tabled as she had submitted her request to speak objecting to the application after that of Mr Dent, only one speaker for and one against being permitted to speak in respect of planning applications, the custom being to accept speakers on a “first come, first served” basis. Also tabled were the comments of Mr Irvin, Chairman of the Dean Clarke House Residents Association

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

• the Ministry of Justice have sent their planning consultant to the meeting because they are seriously concerned that a change from an office to hotel use creates security issues for the courts;
• compared to the scheme approved in 2012, this proposal is taller and wider, has 24 windows facing the Quaker Meeting House and has a use that will be busy on Sunday mornings;

• in the original approval in 2012, a landscaped courtyard, brick cladding and no working on a Sunday were proposed;
• instead, the hotel had opened with no sign of planting, there is a four metre concrete wall facing the Quaker House and there has been noise on Sunday mornings.
• the site is an employment site in the Local Plan and there is a future demand for city office space;
• a budget hotel will create very few jobs whereas an office of this size could provide over 150 high quality jobs using modern technology;
• the development is overbearing in the Conservation Area and has security issues for the courts and is the wrong use for this location; and
• urge rejection of the application.

Mr Trathen spoke in support of the application. He made the following points:-

• previous permission had been obtained for office and mixed use which could include financial consultants, barristers, small businesses, gym, restaurant, coffee shop but even using three estate agents an occupier could not be found;
• will ensure that a number of windows are frosted/glazed to limit overlooking of the Quaker Meeting House;
• 18-20 full time jobs will be created;
• a hub hotel is the latest innovation and  rooms will be 10x13 feet with wardrobe under the bed, bathroom and TV. Premier Inn are looking to provide 75,000 bedroom spaces nationally in this style; and
• will work with Courts regarding movement and timing of construction vehicles and transport and building plans will be issued.

It was noted that the office element had received little interest from prospective developers since its approval in 2012 and, consequently, the applicant had submitted a scheme for a hotel. City centre office demand was low and therefore, where there was no reasonable prospect of such provision, consideration of alternative suitable uses was appropriate.  ...  view the full minutes text for item 18.

To consider the report of the Assistant Director City Development.

The City Development Manger presented the application for outline consent for up to eight dwellings served from Pilton Lane (all detailed matters i.e. access, appearance, landscaping, layout and scale reserved for future consideration).

He referred to issues raised regarding access as there were concerns at the difficulty of a right turn onto the main road and to concerns in respect of drainage. The Highways Development Management Officer stated that he was comfortable with the highways design for the site and officers were satisfied that drainage would not be a problem.

Mrs Kite spoke against the application. She made the following points:-

·         objections by residents of Belmoor Lodge and Stable Cottage, both of which lie to the south of the application site

·         eight houses are considered to be too many for this site with the plan appearing to show a density even greater than that approved for the neighbouring Strongvox development. Desirable that the layout should be at least in keeping with the neighbouring development if not with existing properties on Pilton Lane. Not more than five or six houses from Strongvox development could be built on this site

·         excessive, destruction of hedgerow which will destroy the rural nature of Pilton Lane.

·         there would be an adverse impact on parking, traffic and road safety especially as Pilton Lane and Harts Lane are a network of lanes principally to be developed as routes for pedestrians and cyclists. The Strongvox development recognises the nature of Pilton Lane and proposes only pedestrian and cycle access onto it - the increased pedestrian and cycle traffic generated by the Strongvox development together with the vehicle movements in and out of Brookhayes, the traffic generated by St Luke’s College and the use of Harts Lane and Pilton Lane by many St Lukes pupils provides a strong argument against any further development;

·         the Transport Statement attempts to show that increased traffic would not be significant, but ignores “the convoluted route” vehicles have to take to get to Hill Barton and Pinhoe Roads. An additional eight dwellings with vehicular access onto Pilton Lane will have a detrimental effect on safety; and

·         request refusal of the application

It was noted that the development would be Community Infrastructure Levy liable. Given that all matters were reserved for subsequent approval, it was not possible to calculate the final CIL liability at this stage. Although the Education Authority had referred to funding of additional school places through CIL contributions derived from this proposal, it was noted that no decision had been made on the allocation of CIL contributions associated with this application and therefore there could be no assumptions made in this respect.

The Chair reassured those who had concerns about the development that the application was outline and that, before final approval, a site visit by Members as well as a separate working group would consider the proposed details and that the application for reserved matters would then be submitted to this Planning Committee. As such, the concerns expressed regarding  ...  view the full minutes text for item 19.

To consider the report of the Assistant Director City Development.

The Project Manager (Planning) (GM) presented the application for a four/five storey, age restricted Extra Care scheme consisting of 53 flats including a combination of one and two bed units with associated communal areas to include dining and lounge areas, day spa/treatment room and landscaped gardens

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

• accept principle of development, as do the residents of City Glades, but consider the development to be too high and a petition of 58 signatures has been submitted;
• the height in relation to my property, which is less than four metres from the development, will be overbearing and an oppressive presence and will result in the loss of light;
• a three storey structure is considered excessive;
• traffic problems will occur on Millbrook Lane as a result of this development as well as that of the retirement village as a whole’
• the crossover junction near Old School House and entrance to the retirement village will be particularly problematic. Mill Lane is the main entry into the developments and is inadequate to cope with two way traffic;
• traffic safety will be compromised, particularly for young people, the elderly and those with wheelchairs; and
• cyclists will also be at risk.

Responding to a Member’s question, he stated that he had not received early notification of this development proposal.

Ms Osmundsen spoke in support of the application. She made the following points:-

• the projected population growth in Exeter shows there will be an increase of 7,000 older people by 2030, with a 35% increase within the 85+ age group.  In 2008, the Devon Commissioning Strategy for Extra Care Housing identified a need for 150 units in Exeter. There are currently no extra care housing schemes in Exeter and this need will have grown in the last seven years;

·         St Loyes will be the first extra care for the City and set the standard for exemplar building design;

·         this scheme will deliver a low energy Passivhaus design, healthy building design and a climate ready design based on weather predictions up to 2080, for the benefit and comfort of the residents;

·         the design has been informed from over 20 site visits to extra care facilities around the UK;

·         a consultation event was organised in December 2015 and over 50 local residents attended; 

·         traffic and access - the traffic and access for this scheme was considered as part of the outline application and the Highways Authority stated that Millbrook Lane is adequate for this development; 

·         car parking - a total of 18 parking spaces will be provided for residents, visitors and staff of the scheme a number considered appropriate by County Council highways, taking into account the operational use of similar developments across Devon;

·         concerns were raised regarding the proposed parking spaces located in front of two homes within the City Glade development. In order to mitigate this concern, the number of spaces in this location were reduced, with six spaces relocated to the northern part of the site  ...  view the full minutes text for item 20.

To consider the report of the Assistant Director City Development.

Councillor Spackman expressed an interest in this matter and abstained from voting as he lived in College Road.

The City Development Manager presented the application for a three storey extension on the South East elevation to form an additional 14 bedrooms; two no two person suites and storage areas; single storey extension to form new function room on North East elevation

Councillor Branston attended the meeting and spoke on this item under Standing Order No. 44. He made the following points:-

• the Lodge offers quality accommodation but object to the application;
• the proposal will have a significant impact on the quality of life of both residents and immediate neighbours;
• removal of tree is contrary to Conservation Area Draft Appraisal and to Government revised recommendations in April 2013 which states that “tree care should be at the heart of the decision making process”
• the Lodge is an elegant Edwardian house in a pleasant one acre landscaped garden and some of this amenity space will be lost with the development. Dispute description of “minor excavation” of garden;
• the additional building will impact on the residential amenity of the residents themselves;
• security lighting is currently a feature of the Lodge at night-time and this light pollution will be exacerbated by further development;
• College Road witnessed an over-development as part of the expansion of the St Lukes Campus and this proposal will add to the increased development in the road. It would also represent a further loss of open space in the area;
• the suggestion of the use of net curtains to reduce night pollution is indicative of the concerns regarding such pollution; and
• request refusal on grounds of the application being contrary to Government guidelines and Local Plan Conservation policy, loss of privacy, substantial over development in the neighbourhood and loss of open space for actual residents of the Lodge itself.

Professor Carr spoke against the application. She made the following points:-

• speaking on behalf of the residents of College Road against the proposed extension of The Lodge. This extension will mostly affect those living towards the Magdalen Road end of College Road;
• the proposed extension will occupy The Lodge garden, directly opposite No 15 and overlooking the neighbours’ houses. This large, long, monolithic building will reach the height of the current adjacent new extension. As the road slops downwards this building will appear even larger;
• concerned that the building would eclipse the day light in houses and gardens remaining in the shadow for half of the day;
• nighlighting will pollute the dark hours - the proposed corridor lighting and outside security lights will shine throughout each night. This will exacerbate the problem caused by eight existing night lights;
• privacy will be compromised hugely. The line of sight will be directly into the large windows of the extension and each of the three upper floors of No 15 will look directly into the extension bedrooms or be overlooked by their proposed terraces;
• the building will occupy the very amenity that the Lodge describes  ...  view the full minutes text for item 21.

To consider the report of the Assistant Director City Development.

The City Development Manager presented the application to reconstruct dwelling along with two storey rear extension and front porch.

Councillor Packham attended the meeting and spoke on this item under Standing Order No. 44. She sought re-assurance on behalf of the neighbours that the works would not be detrimental to their property and quality of life and that there would be no impact on their amenity. Further, the light to their property would not be affected.

Members were advised that it was more cost effective to demolish and rebuild the whole of the property. They were re-assured that suitable precautions would be taken to maintain the integrity of the attached property with a party wall agreement to be concluded.

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

RESOLVED that planning permission to re-construct a dwelling with two storey rear extension and front porch be APPROVED subject to the following conditions:-

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 29 March at

9.30 a.m.  The Councillors attending will be Choules, Prowse and Mottram.

RESOLVED that the next Site Inspection Party will be held on Tuesday 29 March 2016 at 9.30 a.m. The Councillors attending will be Lyons, Raybould, Mottram and Prowse.