Agenda and minutes

To sign the minutes of the meetings held on 24 and 31 July, 4 September and 2 October 2017.

The minutes of the meetings held on 24 and 31 July, 4 September and 2 October were taken as read and signed by the Chair as correct.

No declarations of interest were made by Members of the Committee.

Councillor Thompson, who was attending under Standing Order No. 44 in respect of Minute No. 88, declared a disclosable pecuniary interest in respect of a nearby area of land.

To consider the report of the City Development Manager.

The Assistant City Development Manager presented the application for the demolition of the King Billy pub to build a mixed use development scheme comprising of ground floor commercial units (use classes A1, A3 and A4) with 108 bed space student accommodation above over 6, 7 and 8 storeys.

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

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

• I will repeat some points from the previous meeting on 2 October with main concerns now being the need for a community balance as highlighted in the St. James Neighbourhood Plan and safety issues;
• Policy H5b of the Local Plan states that there should not be an over concentration of use in one area such that the character of the neighbourhood is changed or an imbalance created - this development will change the balance of the community. The main thrust of the St. James Neighbourhood Plan is to maintain a community balance;
• no one can believe that the provision of this student block will help redress the community imbalance in the St. James Neighbourhood;
• the main aim of the St. James Neighbourhood Plan is to re-balance the community and is the more relevant and up to date policy. Greater regard should be given to the Plan;
• aim of the PBSA is to redress occupation of Houses in Multiple Occupation (HMO’s) by students and to free up for family housing;
• it was stated on 2 October that figures relating to student numbers were 18 months out of date and that the annual report on student numbers was yet to be presented to the Planning Member Working Group;
• figures have shown that, in the last five years, approval has been given for 5,000 PBSA’s, including those not yet built, in the St. James area but that imbalance remains;
• the policy is not therefore working and a decision cannot be made on this, or future applications, for student accommodation blocks until policies are up to date and the current situation and policies have been reviewed;
• it is hoped that fire safety concerns have been addressed. However, when a Freedom of Information request was made to the Devon and Somerset Fire and Rescue Service, the advice given was that a notification of deficiencies visit was to occur in due course - it is understood that the visit has not yet occurred.
• an email response from the planning case officer relating to the checking of  external cladding referred also to a check on the stability of the John Lewis building and its relation to the adjoining building - no further information on these elements have been provided; and
• do not therefore believe that an informed decision can be made without addressing the above issues and a deferral is requested for an up to date report to be provided on student housing in the City together with further information about fire safety matters.

The Assistant City Development  ...  view the full minutes text for item 87.

To consider the report of the City Development Manager.

The Principal Project Manager (Development) (MD) presented the application for an extension to hotel accommodation block to form nine self-catering holiday apartments and four new hotel bedrooms (net loss two), following partial demolition of building and demolition of bungalow (net gain 16 bedrooms overall).

The Principal Project Manager (Development) (MD) reported that, as the applicant

had appealed against non-determination within the statutory time period, the recommendation in the report of the City Development Manager for this application had been updated, as set out in the update sheet, the recommendation for refusal remaining. It was not therefore the intention to seek a resolution to determine the application but simply to seek a view as to what the Committee would have resolved had it been asked to deal with the application.

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

The Principal Project Manager (Development)(MD) reported that the development would extend the existing hotel accommodation block to the west andnorth, following partial demolition of the building and demolition of the bungalow, in order toprovide four new hotel bedrooms and nine, two-bed self-catering, serviced holiday apartments. Threebedrooms would be lost in the bungalow and three in the existing block (one staff), resulting in a netloss of two hotel bedrooms. Overall there would be a net gain of 16 bedrooms. The extension to the west would be two storeys and contain the four new hotel bedrooms; these would be accessed from the existing block. The extension to the north would be three storeys and contain the nine self-catering apartments; these would have independent accesses. The extension to the north would include a basement with a gym, store and plant room.

One letter of support has been received from the occupiers of Pinhoe Lodge, Gipsy Hill Lane welcoming investment in the hotel. A further letter of support, as set out in the update sheet, had been received from the Isca Community Church, who held services at the Hotel helping it to make connections with the local community.

Two objections had been received.

Devon County Council had objected and recommended refusal as it was concerned about public safety and was contrary to paragraphs 32 and 41 of the National Panning Policy Framework (NPPF). The former stating that planning decisions should take account of whether safe and suitable access to the site can be achieved for all people, and the latter stating that local authorities should identify and protect, where there was robust evidence, sites and routes which could be critical in developing infrastructure to widen transport choice. There was robust evidence to protect Pinn Lane and Gipsy Hill Lane as pedestrian and cycle routes. The proposal would result in a net increase of 16 bedrooms which would generate more vehicle movements along Pinn Lane and Gipsy Hill Lane.

The Exeter Cycling Campaign had also objected stating that the E4 strategic cycle route between Black Horse Lane in East Devon and Cumberland Way in Exeter was the only traffic free route  ...  view the full minutes text for item 88.

To consider the report of the City Development Manager.

The Principal Project Manager (Development) (MH) presented the application for the demolition of an existing bungalow to allow construction of New Hotel with up to 250 Bedrooms and associated facilities including new pedestrian foot Bridge link as main entrance at high level via Sandy Park Stadium Car Park.

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

The Principal Project Manager (Development) (MH) explained that the key issue was transport and that both an initial and revised proposal for alleviating traffic flows along Old Rydon Lane as a consequence of the development had not been acceptable to the Highways Authority. Although parking for residents would be provided on the main Sandy Park site with access to the hotel by means of a pedestrian bridge there was concern that both staff vehicle movements and those of servicing vehicles would impact on safety conditions on the Lane and make it less attractive to pedestrians and cyclists. The applicant’s latter proposal was for a traffic island within the carriageway of Old Rydon Lane immediately outside the proposed vehicular access to the hotel site itself as an addition to the scheme for one way traffic on the Lane west of the Hotel site back towards the railway bridge through a Traffic Regulation Order (TRO) (allowing eastbound movements only for vehicles). The applicant had offered a financial contribution of £40,000 towards this scheme. This, and the earlier proposed traffic solution, had not satisfied the Highways Engineer as it was not felt that an associated TRO could be adequately enforced.

As well as traffic movement being a potential problem, a Member referred to potential parking problems in the wider area occurring during match days and at other times. The Principal Project Manager (Development) (MH) confirmed, in response to other Members, that the provision of 250 bedrooms was indicative at present and a maximum limit. Final numbers as well as the hotel design would be addressed as reserved matters.

Another Member referred to planning permission granted for 392 homes on the adjoining site, suggesting that a road link from this residential development to the A370 and the newly constructed roundabout access into Sandy Park, required as part of a legal agreement on construction of 150 units, could solve the concerns regarding traffic on Old Rydon Lane.

The planning permission was over three years old and it was unusual for such a time lapse before progressing a Section 106 Agreement. The Chief Executive & Growth Director advised that it would be appropriate to seek clarification from the developer on the intentions for this site and to seek early resolution to the completion of the outstanding Section 106 Legal Agreement.

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

·         representing residents of Old Rydon Lane and the local area;

·         the Newcourt Masterplan states that Old Rydon Lane will be managed with the aim of avoiding additional traffic using this route and to ensure that it does not become attractive as a through route for private vehicle  ...  view the full minutes text for item 89.

To consider the report of the City Development Manager.

The report of the City Development Manager was submitted.

RESOLVED that the report be noted.

To consider the report of the City Development Manager.

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 21 November 2017 at 9.30 a.m.  The Councillors attending will be Denham, Lyons and Newby,

RESOLVED that the next Site Inspection Party will be held on Tuesday 21 November 2017at 9.30 a.m. The Councillors attending will be Bialyk, Denham and Newby.

Additional Information Attached after Agenda Dispatched - circulated as an appendix.