Agenda and minutes

Planning Committee
Monday 23rd July 2018 5.30 pm

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

151.

Minutes pdf icon PDF 383 KB

To approve and sign the minutes of the meeting held on 25 June 2018.

 

 

Minutes:

The minutes of the meeting held on 25 June 2018 were approved and signed by the Chair as correct.

 

152.

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:

No declarations of interest were made by Members.

 

153.

Planning Application No. 18/0534/FUL - Land west of Ringswell Avenue pdf icon PDF 341 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

The City Development Manager presented the application for the construction of 48 dwellings (Use Class C3), means of access, public open space and associated infrastructure. He explained that, in line with this Committee’s decision on 25 June for the applicant to further discuss access and land ownership issues, these had been undertaken with the County Council and the applicant wished to proceed with the original application, as an alternative access via Ribston Avenue was impractical for technical, legal and cost reasons.

 

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

 

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

 

·         the application should be considered jointly with the forthcoming proposal for the adjoining land for an independent hospital, the location of which next to a school is questionable;

  • endorse use of brownfield site for housing development, but concerned for boundary usage;
  • unacceptable disruption to existing wildlife corridor to the rear of Warwick Road. The pedestrian/cycle link to be provided along this boundary should be adequately illuminated;
  • existing traffic congestion at the Honiton Road/Ringswell Avenue junction will be exacerbated and proactive measures necessary to improve this junction; and
  • associated signage as part of the construction management plan should be in place at an early stage to control timing and movement of construction vehicles.

 

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

 

  • although discussions have taken place with the County Council on land ownership the applicant’s stance remains unchanged and wishes to proceeds on their own terms citing cost and legal difficulties in amending the proposal;
  • do not accept the measurements referred to by the applicant in respect of the capability of Ribston Avenue to be widened to adoptable standards; and
  • as requested at the June meeting, the views of residents should be listened to particularly their concerns in respect of child safety of those children attending the Saint Nicholas Catholic Primary School and fears regarding emergency vehicles accessing Ribston Avenue.

 

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

 

·         only matter to consider is that of access and discussions had been held with the County Council regarding access via Ribston Avenue and, whilst an offer of land had been made by the County, it was not without complications. In particular, the legal process and consequent re-design of the scheme would result in significant programme delay and cost;

·         even if the land ownership issues could be resolved, then a minimum width of only nine metres would be available for the formation of the alternative access road. This was below the 9.5 metres minimum adoption requirements and the 10.5 metres advisable minimum construction width;

·         traffic congestion during school dropping off and picking up hours is considered to be no different than around other schools in the City; and

·         benefits will include development of a brownfield site to deliver 48 homes, 17 of which are affordable and a CIL contribution of £404,000.

 

He responded as  ...  view the full minutes text for item 153.

154.

Planning Application No. 17/1788/OUT - Former Exwick Middle School pdf icon PDF 396 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

The City Development Manager presented the outline application for a residential development with vehicular access from Gloucester Road via Higher Exwick Hill (All detailed matters relating to access, appearance, landscaping, layout and scale of development reserved for future consideration).

 

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

 

·         do not object to the principle of housing development on this site;

·         amended plans have been provided since the publication of the report which show different and unacceptable changes to the access to the site from Gloucester Road;

·         the ecological appraisal and updated ecological walkover survey was produced by an individual who is no longer a member of the relevant chartered institute

·         the tree survey is not fit for purpose as the development will lead to the unacceptable loss of a number of trees which remain in a good condition and proposes the removal of some trees in other people’s gardens. Some roots will impact on houses and construction traffic accessing the site will be affected by low hanging branches of some trees; and

·         the current access of three metres is inadequate and should be widened to the required minimum of six metres or an alternative access identified.

 

The City Development Manager stated that, as the application was outline, access details would be determined when the reserved matters were before the Planning Committee. Members asked that traffic issues in the area be fully addressed as part of the final determination.

 

Members also requested a report to the Planning Member Working Group on technical highway matters discussed in planning applications at this Committee including TRICS and Traffic Regulation Orders for the Development Manager Highways and Transport to brief Members.

 

The recommendation was for approval, subject to the conditions as set out in the report. The principle of residential development of this brownfield site within the built up area was considered acceptable and compliant with relevant development plan policies.

 

RESOLVED that, subject to the completion of a Section 106 Agreement under the Town and Country Planning Act 1990 requiring the following matters -

 

·         in the event that the number of dwellings exceeds 10, or the combined floor space exceeds 1,000m² affordable comprising 35% of the total number of units will be provided with a tenure split 70%/30% social rented/intermediate, and 5% of affordable units as wheelchair accessible housing, built in accordance with the Council’s Wheelchair Accessible Housing Design Standards;

·         a Traffic Regulation Order contribution of £5,000;

·         a Travel Plan contribution of £500/dwelling; and

·         the provision of open space with public access and on-going management/maintenance arrangements

 

planning permission for a residential development with vehicular access from Gloucester Road via Higher Exwick Hill (All detailed matters relating to access, appearance, landscaping, layout and scale of development reserved for future consideration) be APPROVED, subject also to the following conditions:-

 

1)         Application for the approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission and the development  ...  view the full minutes text for item 154.

155.

Planning Application No. 18/0545/FUL - Land at Summerland Street pdf icon PDF 277 KB

To consider the report of the City Development Manager.

Additional documents:

Minutes:

The Principal Project Manager (Development) (HS) presented the application for the demolition of existing buildings (Transport Club and Exeter Auto Centre) and re-development to provide student accommodation (Sui Generis), ancillary facilities, and ground floor uses in classes A1, A2, A3, A4, B1, D1 and D2, cycle parking provision and public realm improvements. The proposed development was for 111 student bedrooms, arranged as 102 bedrooms in cluster flats and nine in studios. The proposal included ground floor retail/business/leisure uses arranged as two units with landscaping and public realm.

 

In response to Members’ questions, the Principal Project Manager advised that the dropping off and picking up of students would be facilitated through laybys in adjoining streets with residents also able to park in the nearby NCP carpark. Responding to a Member, he advised that the building was not within a Conservation Area.

 

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

 

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

 

·         the block, set on the former Transport Club and Exeter Auto Centre, would complement the adjoining purpose built student accommodation set for completion in August 2019, representing the second phase of the overall development of the site

·         the design approach sought an appropriate structure to complement the evolving Grecian Quarter;

·         a presentation had been made to the Planning Member Working Group in March 2018 and  a public consultation exercise held;

·         occupants would share the first phase bin and bicycle storage and internal amenity area;

·         development would help meet demand for additional student accommodation and offered lower rent than the first phase; and

·         it provided employment opportunities and was a sustainable development.

 

He responded as follows to Members’ queries:-

 

·         the public consultation had involved a letter drop to 500-600 local residences and businesses, advertisement in the Express and Echo and a public exhibition; and

·         because of the constrained nature of the site it had not been possible to continue the pitched roof approach of the first phase. The two phases could not be built simultaneously because of the inability of the developer toacquire this site at an appropriate time and concomitant assembly difficulties.

 

Members supported the principle of this development. However, the majority of Members felt that the “block” appearance of the design provided an unacceptable contrast to the first phase of the development and, as such, detracted from the overall urban appearance of the area. It was also stated that it would adversely affect neighbouring residential properties already impacted on by large, purpose built student blocks in the vicinity.

 

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

 

RESOLVED that planning permission for the demolition of existing buildings (Transport Club and Exeter Auto Centre) and redevelopment to provide student accommodation (Sui Generis), ancillary facilities, and ground floor uses in classes A1, A2, A3, A4, B1, D1 and D2, cycle parking provision and public realm improvements be REFUSED as the appearance and shape of the proposed development relate  ...  view the full minutes text for item 155.

156.

Planning Application No. 18/0872/FUL - 3 Dunvegan Close pdf icon PDF 55 KB

To consider the report of the City Development Manager.

Additional documents:

Minutes:

The City Development Manager presented the application for a single storey rear and side extension.

 

A Member raised concern about the proximity of a sewer. The City Development Manager confirmed that South West Water had been consulted and an informative relating to the sewer recommended by South West Water would be added to the consent.

 

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

 

RESOLVED that planning permission for a single storey rear and side extension 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 1 June 2018 (including dwg. no. Bennett/PL 04A) as modified by other conditions of this consent.

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

 

(3)        No site machinery or plant shall be operated, no process shall be carried out and no demolition or construction related deliveries received or dispatched from the site except between the hours of 8 am to 6pm Monday to Friday, 8am to 1pm Saturday and at no time on Sundays, Bank or Public Holidays.

Reason: To protect the amenity of the locality, especially for people living and/or working nearby.

 

157.

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 Assistant Director City Development was submitted.

           

RESOLVED that the report be noted.

 

158.

Appeals Report pdf icon PDF 218 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.

 

159.

SITE INSPECTION PARTY

To advise that the next Site Inspection Party will be held on Tuesday 21 August 2018 at

9.30 a.m. The Councillors attending will be Councillors Foale, Thompson and Branston.

 

 

Minutes:

RESOLVED that the next Site Inspection Party will be held on Tuesday 21 August 2018 at 9.30 a.m. The Councillors attending will be Foale, Thompson and Branston.