Agenda and minutes

Venue: Rennes Room, Civic Centre, Paris Street, Exeter. View directions

Contact: Howard Bassett, Democratic Services Officer (Committees)  01392 265107 or email  howard.bassett@exeter.gov.uk

Items
No. Item

112.

Minutes

To sign and approve the minutes of the meeting held on 12 February 2018.

 

 

Minutes:

The minutes of the meeting held on 12 February 2018 were approved and signed by the Chair as correct.

 

 

113.

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:

Councillor Denham declared disclosable pecuniary interests in respect of Min. Nos. 115 and 117 below and left the meeting during consideration of these items.

 

 

 

114.

Planning Application No. 17/1871/FUL - Land at Tesco Stores, Russell Way pdf icon PDF 303 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

The Chair reported that notification had been received from the County Council Highways Engineer on the afternoon of this meeting that the applicant had not been able to overcome concerns regarding the safety and suitability of the access and was not therefore in a position to make recommendations until further information had been supplied by the applicant’s traffic consultant.

 

RESOLVED that consideration of the planning application for the construction of part 2, part 3 and part 4 storey building comprising an extra care (Class C2) development with associated communal lounges, restaurant, kitchen, wellness room, guest suite, laundries, care providers accommodation and office, vehicular access from Russell Way, sub-station, car parking and landscaped grounds be DEFERRED for further information.

 

 

115.

Planning Application No. 17/1640/FUL - Exeter Royal Academy for Deaf Education, 50 Topsham Road pdf icon PDF 400 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

Councillor Denham declared a disclosable pecuniary interest and left the meeting during consideration of this item.

 

The Principal Project Manager (Development) MH) presented the application for the redevelopment of the Exeter Royal Academy for Deaf Education (eRADE) site to provide 146 new homes (C3), a care home and assisted living units (both C2), accommodation for a pre-school, access related works, provision of landscaping and open space and other associated works.

 

The Principal Project Manager stated that the proposal conformed with the development plan and the application offered a sustainable solution to the site in the absence of a demonstrable five-year land supply for housing. He also explained how vacant building credit could offset the usual policy requirement for affordable housing. Members also noted that the trees to be provided as part of the landscaping scheme would be semi mature and not saplings and that maintenance of the landscaped area would be undertaken by the development company. A Member felt that the County Council should not be seeking contribution towards education provision from the City Council Community Infrastructure Levy (CIL) allocation and the County Council should utilise its own budgets for this purpose.

 

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

 

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

 

  • residents generally welcome additional housing especially affordable housing in light of the national housing crisis;
  • welcome the provision of a pre-school;

·         concern over loss of trees and lack of sufficient affordable housing within the development site;

  • concerns regarding the access onto and additional traffic along Weirfield Road as well as impact on Topsham Road where additional cars will increase likelihood of standing traffic on this main road. Alternative options for access should be investigated;
  • there will be safety issues regarding access into the site from Weirfield Road as accidents could result from delivery vehicles, bin lorries etc. Introducing a pedestrian and cycle way will encourage residents of the new development to adopt an active lifestyle, for example, visiting local amenities such as walking down to the Quay;
  • loss of four residential parking spaces in Weirfield Road is unwelcome with no alternative offered;
  • a full topographical study is required to determine whether a road through the site can be provided which can provide access to the Care Home and assisted living units off Topsham Road and which would mitigate the need for access off Weirfield Road;
  • there will be a negative impact on air quality in the neighbourhood;
  • the landscape plan should secure provision of mature trees and there is a concern regarding the habitat generally;
  • notwithstanding a public consultation event on 20 September 2017, further consultation should have been undertaken. Plans were only published the day after the meeting;
  • the 35% target for affordable housing should be enforced and this has been a missed opportunity to provide affordable housing. A failure to provide 35% breaches City Council policy;
  • in summary, welcome development proposal in general but  ...  view the full minutes text for item 115.

116.

Planning Application No. 17/1658/VOC - Honiton Inn, 74 Paris Street pdf icon PDF 398 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

The Principal Project Manager (Development) (PJ) presented the application for the variation of condition 2 of planning application 16/1210/03 granted permission on 12 April 2017 to allow for the reduction/removal of areas of communal space to be replaced with 12 additional bed spaces.

 

The applicant was seeking the removal of a gym and cinema previously approved to provide additional units of accommodation. The need for student accommodation was supported by Development Plan Policy and Supplementary Planning Guidance and student accommodation was an appropriate use of this former pub site which was not in a residential area and was close to the city centre. The University Guild had been consulted on the proposal and, whilst recognising that the gym and cinemas elements were largely superfluous, did express concerns regarding amenity provision and unit size for students in general.

 

The Principal Project Manager explained the changed configurations sought for the revised unit numbers and the City Development Manager commented on the reduction in the communal areas and advised that there was no policy guidance on student unit designs and general amenity provision for purpose built student accommodation.

 

The City Development Manager tabled the latest statistics on student numbers provided by the University of Exeter’s Estates department and from Council Tax exemption records. These were referenced against the nine principles set out in supplementary planning guidance produced in 2007, two of which are set out below:-

 

  • supports the intention of the University to expand. The City Council, where appropriate, will impose planning conditions or seek a planning obligation to ensure that expansion in the University’s teaching, research and general facilities is accompanied by the provision of significant increases in purpose-built student residential accommodation, such that 75% or more of the additional student numbers are accommodated; and
  • seeks the provision of as much purpose built student housing as possible to reduce the impact on the private sector housing market.

 

The City Development Manager explained that, whilst the target of 75% of all new accommodation to be provided in purpose built accommodation since the 2007 policy had been introduced would be met, he pointed out that overall student numbers in purpose built student accommodation would still be deficient.

 

The City Development Manager responded to Member’s queries on the statistics, referring to a previous assessment of student numbers collected in relation to assessing the City’s housing supply needs and advised that a consultant had been engaged to report back for a review of policy on student numbers to be undertaken.

 

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

 

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

 

  • had been the architect for the original scheme on behalf of the then pub owner but there was no student accommodation provider at that time;
  • have analysed scheme on behalf of the current owner - a student accommodation provider - concluding that the communal areas were oversized and, consequently, the overall space was re-designed;
  • the scheme is of a high standard to  ...  view the full minutes text for item 116.

117.

Planning Application No. 17/1617/VOC - St James Park, Stadium Way pdf icon PDF 131 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

Councillor Denham declared a disclosable pecuniary interest and left the meeting during consideration of this item.

 

The Principal Project Manager (Development) (PJ) presented the application for the variation of Condition 2 of planning application 17/0188/37 granted permission on 1 March 2017 to allow an additional 24 bed spaces/studio flats within an extended lower ground floor level; relocation of common room and bin stores; provision of outside cycle parking and re-arrangement of internal stair cores.

 

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

 

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

 

  • request deferral of the application as another application for student accommodation originally set to be presented at this Committee had been deferred, the argument for deferring the application because it was a new application being irrelevant;
  • a deferral was also necessary because of errors in the report as the statistics provided date from 2016/17, yet the latest figures on the University website covered the 2017/18 period. Moreover, all statistics included accommodation on the Cornwall campus and therefore did not accurately depict the Exeter situation;
  • the update sheet provided details of the public objections but these were received prior to the publication of the original agenda and should have been included in that agenda which is another reason why the application should be deferred;
  • if not deferred, the application should be refused as it impacts adversely on the community balance in the St. James ward, the need to retain balance specifically referred to in both the Exeter Local Plan and the St. James Neighbourhood Plan. The original report to Committee seeking permission for 312 units conceded that there was an impact on community balance but approval had been given because of other factors notably the need to ensure that the re-development of the adjoining St. James Park football ground could proceed - this reason is no longer relevant as the re-development will proceed regardless and the requirement for 24 more units has nothing to do with the Football Club. The reason for the application is to increase the developer’s profit;
  • the student population of the ward at the time of the original application was 55% and this imbalance will now be increased; and
  • the application should also be refused as the quality of the amenity space and facilities was inadequate. There is a darker outlook for the additional units which can impact adversely on students’ mental health. Government guidance requires adequate communal space as essential for student accommodations.

 

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

 

  • accept that lower standards of accommodation apply for students but the quality of these additional units is not acceptable – the additional units look out onto cycle racks and the Big Bank of St James’ Park. The level of amenity is unacceptable;
  • the application does not take into account the aims of the St James Neighbourhood Plan;
  • the additional student accommodation leads  ...  view the full minutes text for item 117.

118.

Planning Application No. 17/1824/FUL - Pinhoe Lodge, Gipsy Hill Lane pdf icon PDF 112 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

The City Development Manager presented the application for two storey extension and detached garage.

 

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

 

RESOLVED that planning permission for two storey extension and detached garage be APPROVED, subject to the following 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 and 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 received by the Local Planning Authority on 22 November 2017 (including dwg. nos 002; 003; 004; 005; 006; 007; 008; 009; 010; 011A; 012A; 013; 014; and email received 2 February 2018 from applicant detailing proposed brick) as modified by other conditions of this consent.

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

 

(3)       The walls and roof of the extension hereby approved shall have an external finish to match the existing building unless otherwise agreed and approved in writing by the Local Planning Authority.

Reason: To protect the character and appearance of the existing building and the wider street scene.

 

Informatives

 

(1)        In accordance with paragraphs 186 and 187 of the National Planning Policy Framework the Council has worked in a positive and pro-active way and has granted planning permission.

 

 

119.

List of Decisions Made and Withdrawn Applications pdf icon PDF 11 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

The report of the City Development Manager was submitted.

           

RESOLVED that the report be noted.

 

 

120.

Appeal Report pdf icon PDF 252 KB

To consider the report of the City Development Manager.

 

Minutes:

The schedule of appeal decisions and appeals lodged was submitted.

 

RESOLVED that the report be noted.

 

 

121.

SITE INSPECTION PARTY

To advise that the next Site Inspection Party will be held on Tuesday 10 April 2018 at

9.30 a.m. The Councillors attending will be Councillors Harvey, Mrs Henson and Edwards.

 

Minutes:

RESOLVED that the next Site Inspection Party will be held on Tuesday 10 April 2018 at 9.30 a.m. The Councillors attending will be Councilors Mrs Henson, Edwards and one other.

 

 

 

 

Additional Information Circulated after Agenda Dispatched - attached as an appendix pdf icon PDF 74 KB