Agenda and minutes

Planning Committee
Monday 2nd September 2019 5.30 pm

Venue: Rennes Room, Civic Centre, Paris Street, Exeter

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

Items
No. Item

54.

Minutes pdf icon PDF 200 KB

To approve and sign the minutes of the meetings held on 22 and 29 July 2019.

 

 

Additional documents:

Minutes:

The minutes of the meeting held on 22 and 29 July were taken as read, approved and signed by the Chair as correct.

55.

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.

 

56.

Planning Application No. 19/0560/FUL - Beech Hill House, Walnut Gardens, Exeter

Minutes:

The Principal Project Manager (Development) (PJ) presented the application for residential accommodation for students.

 

A total of 166 bedspaces (138 student bedrooms within cluster flats, 19 self-contained studio flats and 9 accessible studios) were proposed on five levels with the basement comprising a plant area, gym and cinema. Vehicular access would be through a secure main entry gate with landscaped and outdoor seating areas. There was a reduction of 26 bedspaces from the original scheme, refused under delegated powers which was currently at appeal. The Principal Project Manager (Development) (PJ) explained the changes at the different levels and the differing impacts on the surrounding area.

 

The Principal Project Manager (Development) (PJ) detailed proposed changes to the conditions including an additional condition in respect of drainage. He reported that further verbal comments had been received suggesting better integration between students and the local community; a more robust student management plan, the transplantations of the walnut tree, use of CIL money towards community provision in the St David’s area and concerns regarding drainage run off into Looe Road. Responding to a Member, he confirmed that the development would be 20 metres from the adjacent terrace in St David’s Hall.

 

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

 

·         St. David’s and St. James’ wards both suffer from an excess of student populations;

·         the decision to refuse the previous application was correct and this decision should be upheld for the revised application where there has only been a minimal reduction in the number of units;

·         the proposal remains unsuitable in terms of size and massing and is cramped and unsuitable for the St David’s ward and will impact adversely on the character of the area;

·         1,800 students are registered in the St David’s Ward with an excess of 50% in some streets which impacts advesely on the community feel;

·         this historic area with the Ironbridge, the St David’s and St. Michael’s Churches as well as the Almshouses should be protected and towerblock developments of this nature opposed;

·         there will be an adverse impact on vulnerable young people in the area such as the occupants of Esther Community and the YMCA; and

·         although the County Council are supportive of pedestrian and cycling improvements feel that further improvements are required.

 

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

 

·         thank Crosslane for meeting on site to show key features of the application and have also met residents across the neighbourhood;

·         object on three grounds - first it doesn’t meet the Council’s own planning policies, second significant loss of amenity for the neighbourhood if the development is not controlled and thirdly material matters which do not make this application acceptable;

·         proposal conflicts with Local Plan Policy H5(b) as it is an over concentration of purpose built student housing changing the character of the area and creating an inbalance in the community. It is  ...  view the full minutes text for item 56.

57.

Planning Application No. 19/0433/FUL - 54 Main Road, Pinhoe pdf icon PDF 101 KB

To consider the report of the Service Lead City Development.

 

Additional documents:

Minutes:

The Assistant Service Lead City Development presented the application for the re-development of former Poltimore Arms site for ground floor commercial premises (A1 use) with three residential apartments on first floor over with onsite parking and amenity.

 

The development included solar panels on the roof and three parking spaces only to help reduce reliance on cars. The site also benefited from an existing nearby car park for community parking.

 

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

 

·         welcome new retail provision but concerned about additional traffic generation in an area suffering significantly from congestion and pollution around the double roundabout. Both residents of the flats and the public including children visiting the shops and the Spar supermarket will be affected by the increased pollution; and

·         the receipt of only three letters of objections presumably reflects the concerns expressed over the other, larger residential developments in the area.

 

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

 

·         the Pinhoe/Monkerton area has witnessed huge housing developments in recent months in both the City Council and East Devon administrative areas with associated infrastructure and general transport issues;

·         Poltimore Arms site was cleared by the community but there are concerns that the retail element will generate additional traffic and parking problems. Accept that three parking spaces for three flats is adequate but problem parking already exists in the area such as parking on double yellow lines in Langaton Lane including the larger white vans which will increase with this development; and

·         suggest that “pull in” areas be provided along Langaton Lane to reduce illegal parking.

 

Kate Jago spoke against the application. She raised the following points:-

 

·         Chair of the Pinhoe Village Community Action Group constituted in August which is seeking to make a formal application for a Neighbourhood Plan;

·         scale of development in Pinhoe has prompted widespread concern across the  area, specifically in Monkerton, with residents fearing disempowerment and the destruction of the Pinhoe Village;

·         accessibility and traffic concerns; 

·         concerns regarding the environmental impact and seek improved landscaping for example on footpaths by providing shrubs and planters to prevent illegal parking;

·         need for a local medical practice and improved infrastructure;

·         seek a wider strategic vision for the area and integrated thinking with a new approach to development; and

·         cannot support application and call for further stakeholder consultation.

 

The Highways Development Management Officer responded that the level of parking provision was acceptable given the nearby car park and the sustainability goals of encouraging people to reduce reliance on cars. The proximity of other shops in the area would also encourage linked trips. He and the Assistant Service Lead City Development confirmed that Langaton Lane was too narrow to facilitate “pull in” areas.

 

Members welcomed the proposal as an improvement to this brown field site which was previously an eyesore. A Member referred to the general pressures on the highway network in  ...  view the full minutes text for item 57.

58.

Planning Application No. 19/0287/FUL - Land between Hollow Lane and Harts Lane, Monkerton, Exeter pdf icon PDF 123 KB

To consider the report of the Service Lead City Development.

 

Additional documents:

Minutes:

The Service Lead City Development presented the application for the construction of a two storey primary school with a nursery and associated play areas, sports pitch and parking.

 

The Service Lead City Development advised that the application had been deferred at the previous meeting following Members’ concerns about access. Some further information seeking to allay these concerns had been submitted within the update report together with a representation from the Department of Education which reminded Members that the NPPF gave great weight to the need to create schools. Notwithstanding the concerns regarding access, Members were advised that:-

 

1)         the site was allocated in the Core Strategy specifically for a school. This had been deemed by Members to be the best location within the urban extension for a school;

2)         the Committee had previously approved a much larger school, on the same site without any drop-off; and

3)         there was no objection from the Highway Authority and the school access road had been designed and part constructed. The access had also been subject to a successful Road Safety Audit for the larger school.

 

The Service Lead City Development stated that the National Planning Policy Framework required that Local Planning Authorities approve development proposals that accord with the development plan without delay unless there was significant harm to be evidenced. It was noted that the school travel plan provided a mechanism for the continuous review of the access strategy.

 

The Assistant Service Lead City Development advised that the playing field would be grassed and that discussions were on-going regarding dual usage.

 

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

 

·         the development provides welcome additional infrastructure to the area where there has been huge housing provision;

·         the school will relieve pressure on the existing Pinhoe Primary School;

·         the Monkerton Master Plan is some five years old and therefore the data is not up to date;

·         parking by parents dropping off and collecting children is a great concern as some tend to arrive an hour early in the afternoons resulting in congestion; and

·         urge the County Council to quickly adopt the road to facilitate enforcement and effective management by the school itself.

 

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

 

·         welcome new school provision which is a badly needed facility in a rapidly growing urban area;

·         walking distance for many children from the new estates will be some 30/40 minutes and it is likely therefore that they will be delivered and collected by their parents in cars. As well as ensuring their child’s safety there will also be a health rationale because of pollution concerns from increased traffic. Anticipate that 80% of children will arrive by cars; and

·         the school should introduce communal transport provision for pupils.

 

Kate Jago spoke against the application. She raised the following points:-

 

·         speaking as elected Chair of Pinhoe Village Community Action Group;

·         excessive scale of local  ...  view the full minutes text for item 58.

59.

Planning Application No. 19/0479/FUL and Listed Building Consent No. 19/0480/LBC - 2 Regents Park, Exeter pdf icon PDF 82 KB

To consider the report of the Service Lead City Development.

 

Additional documents:

Minutes:

The Principal Project Manager (Development) (PJ) presented the applications for planning permission and listed building consent for the change of use from dwelling/bed and breakfast to Home in Multiple Occupation.

 

The Principal Project Manager (Development) detailed the internal and external changes as part of the Listed Building consent sought and advised that it would be a car free development and, as such, occupants would not be able to apply for parking permits. Ten objections had been received notably in respect of potential occupation by students which, although possible, it was understood that the intention was to market to the general population, in particular professionals associated with the nearby hospital. It was not anticipated that the property would revert to a single dwelling.

 

Carl Wills spoke in support of the application. He raised the following points:-

 

·         the applicant is committed to a quality renovation involving the use of traditional construction methods;

·         this Victorian property will be converted into an 11 bedroom HMO for working professionals in the area. The intended occupants will be professionals working at the hospital given the close proximity to the RD&E site. The internal works are very minor only removing a few partitions and forming a new opening;

·         apart from the new bike store and some light landscaping works the appearance of the existing property will remain unchanged. A sprinkler system will be introduced;

·         a site visit took place with the case officer and conservation officer to ensure the proposed works were satisfactory; and

·         the impact of the proposal on neighbouring properties will be very low as the proposal will be setup with adequate cycle storage for the occupants. There will be a few spaces for visitors and deliveries.

 

Members welcomed the proposal which would provide housing opportunities for the wider public especially those seeking a residence with no garden and who did not own a car. A Member suggested the potential opportunity for co-living given the proximity of the University’s St. Luke’s campus.

 

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

 

The recommendation was moved and seconded.

 

RESOLVED that the change of use from dwelling/bed and breakfast to Home in Multiple Occupation 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 2 April 2019 (dwg nos. 0259_REG_EX_1.0; 0259_REG_PL_2.0 rev A; 0259_REG_PL_2.1 rev A; 0259_REG_EX_3.0 & 0259_REG_PL_3.0) as modified by other conditions of this consent.

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

 

3)         Prior to the occupation of the development, details of the secure covered cycle parking and refuse storage areas shall be  ...  view the full minutes text for item 59.

60.

List of Decisions Made and Withdrawn Applications pdf icon PDF 45 KB

To consider the report of the Service Lead City Development.

 

Additional documents:

Minutes:

The report of the Service Lead City Development was submitted.

 

RESOLVED that the report be noted.

 

61.

Appeals Report pdf icon PDF 49 KB

To consider the report of the Service Lead City Development.

 

Minutes:

The schedule of appeal decisions and appeals lodged was submitted.

 

RESOLVED that the report be noted.

 

 

62.

SITE INSPECTION PARTY

To advise that the next Site Inspection Party will be held on Tuesday 17 September 2019 at 9.30 a.m.  The Committee Members attending will be Councillors Mitchell, Morse and Pierce.

 

Minutes:

RESOLVED that the next Site Inspection Party will be held on Tuesday 17 September 2019 at 9.30 a.m. The Councillors attending will be Mitchell, Morse and Pierce.