Agenda and minutes

Councillors Gottschalk and Sutton declared disclosable pecuniary interests, the former having enrolled on the University of Exeter’s Graduate Budget Business Partnership and the latter as an employee of the University of Exeter and withdrew from the room whilst Minute 11 was discussed. 

To consider the report of the Assistant Director City Development.

The Principal Project Manager (Development) (PJ) presented the application for outline planning application to build student accommodation (up to a maximum of 35,700 square metres) ancillary central amenity facilities (up to a maximum of 1,500 square metres) with associated infrastructure and landscaping (all matters reserved).

Following the original submission proposing up to 39,500 square metres revised plans had been produced, the changes relating to the proposed future siting and height of the buildings within the site and, as a consequence, the overall quantum of development had reduced from 39,500 square metres to 37,200 square metres, with a re-estimation of student bed spaces from 1,300 to between 1,150 and 1,220. The main changes were the reduction of the building heights close to the boundaries of the site and a reduction in the developable area alongside the western boundary together with a series of reductions in storey heights the various reduction being 12 to 8 storeys,8 to 6 storeys, 7 to 5 storey, 6 to 3 storeys and 6 to 5.5 to 3 storeys but with an increase in height within the central section of the northern part of the site from 3/4 to 5 storeys.

There would be no parking available for students other than provision for disabled students and drop off spaces, which was anticipated to equate to approximately 60 spaces across the site.

The Assistant Director City Development set out the Policy background with reference to the Exeter Local Development Framework Core Strategy, the Exeter Local Plan First Review 1995-2011, the Development Delivery Development Plan Document (Publication Version) 2015 and the University of Exeter Streatham Campus Masterplan Framework. The Masterplan adopted by the City Council in 2010 had identified East Park for up to26,400 square metres for development and had been prepared in the context of the University’s 2006-16 Estates Strategy to provide guidance on provision of accommodation for students including the opening of Duryard, Birks and Lafrowda that opened between 2010 and 2012. In that context, the Masterplan had reserved on-campus sites primarily for further academic expansion, with East Park expected to be a long term site. However, the City Council did flag up that there might be a need to consider at a later date whether some of the land identified for future development on campus should be devoted to more student housing and, when approving the Plan in December 2010, it wished to ensure that sufficient purpose built student accommodation continued to come forward.

The Assistant Director indicated that the development of significant further student accommodation at East Park was necessary to ensure good performance against the target of 75% or more of students in purpose built student accommodation to meet University aspirations that first year and overseas students have the opportunity of a campus experience and to reduce the impact of students imbalancing communities in popular student areas.

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

Councillor Owen attended the meeting and spoke on this item under Standing  ...  view the full minutes text for item 11.

The Project Manager presented the application for the demolition of existing building, erection of 46 new apartments, together with car parking, cycle parking, access road and landscaping. - Revised description and revised design.

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

·      the 46 apartments will contribute a much needed regeneration to this area of the city and will give many young people the chance to get on the housing ladder due to the location of the scheme;

·      the purchase price of the land was a fair market value proved by both the viability study and a letter from the selling agent confirming this fact. Some of the other offers were very close but were for an alternative use for which the council would receive no CIL and no affordable housing;

·      the last scheme of 40 units included a refurbishment of an existing building and although viable did not provide affordable housing. This was due to the structure of the existing building and other various costs. Full costings were identified by the Taylor Lewis Partnership as required by the planning department. Their costs had been accepted by both parties;

·      the existing building had now been replaced by new, providing the opportunity to improve the development and create a further six units all of which had been allocated to affordable housing. The applicant was not looking to profit from this amendment and this whole development could be deemed affordable housing;

·      even before purchasing the site, the applicant worked with an open book policy and had agreed a Section 106 Agreement under the Town and Country Planning Act 1990 for affordable housing; and

·      an open evening was held for local residents to discuss the plans which went down well resulting in five letters of support with all from immediate neighbours and there were no letters of objection.

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

RESOLVED that, subject to the completion of a Section 106 Agreement under the Town and County Planning Act 1990 regarding the provision of Affordable Housing, planning permission for the demolition of existing building, erection of 46 new apartments, together with car parking, cycle parking, access road and landscaping be APPROVED, subject to the following conditions:-

To consider the report of the Assistant Director City Development.

The Assistant Director City Development presented the application for the demolition of existing dwelling and construction of new two storey dwelling.

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

Mrs Frost spoke against the application. She raised the following points:-

·      speaking on behalf of some of the residents;

·      it is the duty of the planning department to retain and protect existing buildings within a conservation area. There is no alternative but to demolish if it is beyond repair and any rebuild should enhance this historic area. Concerned about both the demolition and the rebuild;

·      place importance on the production of a comprehensive and binding Method Statement for both the demolition and new build, which should be made available for all to view before a decision is finally made;

·      impact upon daily routines, quality of life, wellbeing and for those who work from home the ability to earn a living will be severe;

·      there are older properties in the street that will be vulnerable to the impact of heavy traffic flow and the vibration could be a serious risk to their stability. The work will attract contractors and their vehicles. Removal of old and delivery of new materials will be necessary on a daily basis for a considerable period of time.  Access into the street is very narrow so size and weight of vehicles needs to be limited. There is no on or off street parking in the street so alternative parking arrangements for contractors needs is essential;

·      the new build is significantly bigger than the existing building, particularly the roof height in comparison to the existing property and would overshadow the neighbouring houses causing loss of daylight;

·      the rebuild does not reflect the character of the conservation area and the heritage of Topsham;

·      building materials proposed could be more sympathetic to the existing building;

·      the existing building is making a positive contribution to the conservation area and it’s loss will cause harm to the area. To help mitigate its loss the new build could be sympathetic to the existing building in relation to size and style so that it too could make a positive contribution;

·      due to the unique circumstances it is essential that the Method Statement be adhered to by all involved. It will also allow the Council to monitor the contractors performance and compliance with the agreed plan;

·      Devon County Council’s recommendations supports some issues but feel further consideration is required; and

·      expect the Council to confirm that adequate insurance is in place and that a Historic Building Specialist is employed.

Responding to a Member’s query, she emphasised the current difficulties with ongoing renovation works to other properties with associated parking of vans etc. which made access difficult especially for emergency vehicles for elderly residents and confirmed that the proposal could be supported if the applicant could sign up to meeting the issues set out in a proposed Method Statement.

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

·      the  ...  view the full minutes text for item 13.

To consider the report of the Assistant Director City Development.

The Assistant Director City Development presented the application for the retrospective application for first floor extension to garage/outbuilding (revisions to approved scheme ref. 15/0976/03). He reported that the applicant was seeking to regularise a range of aspects of the current as built structure which did not accord to the approved details of the scheme. The amendments sought in relation to the massing of the outbuilding collectively represent a marginal increase in the overall size and visibility of the structure. The proposed French windows were to obscure glazed and fixed shut.

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

·      issues of concern are integral to the planning process as there had been a misinterpretation of the plans by the planning department;

·      existing approval was very contentious when permission was granted in November 2015 and although the current retrospective application seeks marginal increases in dimensions the current structure exceeded the original plans with continual increases in the structure which is wider, higher and larger than the original planning permission;

·      infringement of privacy through the addition of French windows overlooking bedrooms;

·      because of the previous infringements of the planning permission and the continual increase it is not believed that the applicant will insert obscure-glazed and fixed shut French door windows at first floor level on the south west elevation as applied for;

·      overlooking and loss of privacy;

·      overshadowing and loss of sunlight; and

·      inappropriate design and impact upon character of the area.

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

RESOLVED that planning permission for the retrospective application for first floor extension to garage/outbuilding (revisions to approved scheme ref. 15/0976/03) be REFUSED on grounds of the proposal is contrary to Policies DG1 and DG4 of the Exeter Local Plan First Review and the Residential Design Supplementary Planning Document because its height, scale, materials and elevational treatment would be unsympathetic and visually incongruous to the detriment of the established character of the area and the full length windows within the front elevation would have a detrimental impact on the amenities of the occupiers of adjacent residential properties by reason of overlooking and loss of privacy.

To consider the report of the Assistant Director City Development.

The Assistant Director City Development presented the application for the retrospective application for first floor extension to garage/ outbuilding (revisions to approved scheme ref. 15/0976/03). He reported that the applicant was seeking to regularise a range of aspects of the current as built structure which did not strictly accord to the approved details of the scheme. The amendments sought in relation to the massing of the outbuilding collectively represent a marginal increase in the overall size and visibility of the structure. The proposed French windows were to obscure glazed and fixed shut.

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

·      support comments of Mr Hanson;

·      has been a contentious issue in the area with objections received from Chard Road, Sweetbrier lane, Lymeborne Avenue and Nicolas Road;

·      inappropriate materials -  should be block render instead of timber, cladding which is very distracting during the day because of the “glare” and clear glazing instead of obscure glazed; and

·      construction should have been stopped permanently rather than for a six week period; and

·      the structure is the size of a house.

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

RESOLVED that planning permission for the retrospective application for first floor extension to garage/outbuilding (revisions to approved scheme ref. 15/0976/03) be REFUSED on grounds of the proposal is contrary to Policies DG1 and DG4 of the Exeter Local Plan First Review and the Residential Design Supplementary Planning Document because its height, scale, materials and elevational treatment would be unsympathetic and visually incongruous to the detriment of the established character of the area and the full length windows within the front elevation would have a detrimental impact on the amenities of the occupiers of adjacent residential properties by reason of overlooking and loss of privacy.

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 7 March 2017 at

9.30 a.m. The Councillors attending will be Newby, Denham and Gottschalk.

RESOLVED that the next Site Inspection Party will be held on Tuesday 7 March 2017 at 9.30 a.m. The Councillors attending will be Denham, Lyons and Newby.