Agenda and draft minutes

Virtual, Planning Committee - Monday 1st June 2020 5.30 pm

Venue: Legislation has been passed that allows Council's to conduct Committee meetings remotely

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

Note: The deadline speaking at Planning Committee is 10am on Thursday 28 May 2020 

Items
No. Item

43.

Minutes pdf icon PDF 82 KB

To approve and sign the minutes of the meeting held on 27 April and 1 May 2020.

 

Additional documents:

Minutes:

The minutes of the meetings held on 21 April and 4 May 2020 were taken as read and approved as correct, for signing by the Chair at the earliest possible convenience.

 

 

44.

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:

Members declared personal interests and left the meeting during consideration of the item below.

 

COUNCILLOR

MINUTE

Councillor Harvey

Min. No. 48

Councillor Morse

Min. No. 48

Councillor Williams

Min. No. 48

 

 

45.

Planning Application No. 19/1713/RES - Former Foxhayes Infant School - Gloucester Road, Exeter pdf icon PDF 235 KB

To consider the report of the Service Lead City Development.

 

Additional documents:

Minutes:

The Principal Project Manager (Development) (PJ) presented the application for the construction of 31 dwellings with associated gardens, parking and landscaping with vehicular access from Gloucester Road. (Approval of Reserved Matters of appearance, landscaping, layout and scale pursuant to planning permission reference 17/1789/OUT granted on 7 January 2019.

 

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

 

·         welcome the proposal, the intention always having been to develop this brownfield site and note the number of detailed conditions which address the concerns expressed on traffic and highway issues;

·         the provision of affordable housing at a level of nearly 40% is welcome given the great need for social housing in the city and the number of Tree Preservation Orders is supported as is the continuous footpath through the site; and

·         urge a considerate construction approach including issues around accessing the site.

 

Mr Adam Preece had requested to speak but was unable to do so because of technical difficulties with his phone.

 

Members, in welcoming the development, noted the provision of affordable housing and the access arrangements notably the joint cycleway and footpath down through Pine Avenue onto Exwick Road. It was also noted that the developer was committed to the proper management of the site and its open space.

 

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

 

The recommendation was moved and seconded.

 

RESOLVED that planning permission for the construction of 31 dwellings with associated gardens, parking and landscaping with vehicular access from Gloucester Road. (Approval of Reserved Matters of appearance, landscaping, layout and scale pursuant to planning permission reference 17/1789/OUT granted on 7 January 2019 be APPROVED, subject to the following conditions:-.

 

1.         The development hereby approved must be begun with five years from the date of the grant of outline planning permission, or two years from the final approval of the reserved matters, whichever is the longer.

Reason: To ensure compliance with section 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 5 December 2019 (dwg. nos.1831:02 rev B); 14 April 2020 (dwg nos BD1831:02 rev B; 1831:20 rev A; 21 rev A; 22 rev A & 23 rev A) and 11 May 2020 (dwg, nos 19007 100 rev E & 300 rev J) as modified by other conditions of this consent.

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

 

3.         Samples of the materials it is intended to use externally in the construction of the development shall be submitted to the Local Planning Authority. No external finishing material shall be used until the Local Planning Authority has confirmed in writing that its use is acceptable. Thereafter the materials used in the construction of the development shall correspond with the approved samples in all respects.

Reason: To  ...  view the full minutes text for item 45.

46.

Planning Application No 19/1712/RES - Former Exwick Middle School, Gloucester Road, Exeter pdf icon PDF 246 KB

To consider the report of the Service Lead City Development.

 

Additional documents:

Minutes:

The Principal Project Manager (Development) (PJ) presented the application for the construction of 43 dwellings with associated gardens, parking and landscaping with vehicular access from Gloucester Road via Higher Exwick Hill. (Approval of Reserved Matters of access, appearance, landscaping, layout and scale pursuant to planning permission reference 17/1788/OUT granted on 7 January 2019.

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

 

·         in favour of developing a brownfield site for housing which also benefits from the relative proximity to the rural surrounds of the city accessed via Exwick Lane;

·         support the landscaping proposed including the retention of trees;

·         welcome the measures agreed with the Highways Authority to improve highway safety around Exwick Heights Primary School including the traffic calming measures and both the Headteacher and Chair of the School Governing body no longer have any objections; and

·         seek assurance that the developers will work with the local school during the construction period, especially at the start and finish of the school day, to ensure that children and family members are kept safe.

 

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

 

·         not opposed to use as housing;

·         the proposed 1.8metre close bordered timber fence should be erected prior to any building works starting to reduce dust and noise disturbance. The construction of a new fence within the site should be made a condition;

·         the sub-station construction needs to be sympathetically designed, preferably brick clad and needs to be enclosed in a building with acoustic cladding walls with a condition added to this effect;

·         trees shown as being retained must not change to benefit the adjacent properties and to preserve the long view from the other side of the River Exe;

·         the roots of the trees at the vehicle entrance to the site must not be damaged during the road construction;

·         the tree protection barrier will need to be erected prior to any construction commencing so that vehicles and any machinery do not cause damage to this area;

·         a condition is required so that construction does not take place on Saturdays, Sundays and Bank Holidays; and

·         the developer should pay for the windows of adjacent proprieties to be cleaned.

 

 

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

·         the trees provide a degree of screening for nearby homes and a high quality and diverse natural environment for a compact community nestled amongst them;

·         the area to the south has been designed as a habitat for reptiles and that to the north, running alongside Higher Exwick Hill, managed as a woodland;

·         access can only realistically be achieved via Higher Exwick Hill as the junction  with Gloucester Road is problematic used as both a car park and a turning head for the school run and care will be taken not to worsen it;

·         three key safety elements are reducing parking at the junction and giving pedestrians priority, reducing the risk of vehicles colliding with pedestrians and  ...  view the full minutes text for item 46.

47.

Planning Application No 20/0284/FUL - Existing Car Park D, University Of Exeter (East of Amory Building), Exeter pdf icon PDF 292 KB

To consider the report of the Service Lead City Development.

 

Additional documents:

Minutes:

The Principal Project Manager (Development) (PJ) presented the application for the construction of a six storey research and education building.

 

The Principal Project Manager stated that the development met the requirements of Development Planning Policy and was included within the University of Exeter Masterplan. Permission would include construction to a BREEAM excellent standard and he referred to a minor amendment in condition 11 relating to noise levels during construction.

 

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

 

·         project will accommodate 627 academic colleagues in six research institutes including core research themes in the Government’s Industrial Strategy and help drive the local economy in the post Covid recovery phase by supporting the LEP’s Local Industrial Strategy;

·         will support 4,000 students;

·         will help challenges in recruiting foreign students, the Government is to allow 105% of predicted growth for 2020/21 to come from Home/EU students. Nursing and allied health places are excluded from the 105% cap and the University’s College of Medicine and Health is well placed to benefit from this;

·         an additional demand of 300,000 Higher Education places is predicted through to 2030;

·         the University’s Research activity this year will be circa £97million projected to expand to £120-125million over next five years;

·         continued investment by the University together with Further Education Partners has seen recent successful projects for research and education including the South West Institute of Technology, with a focus on Computer Science, Big Data and Artificial Intelligence; and

·         the project is required to ensure the University will continue to be a “Forever Destination Institution” tohelp ensure it is in a position to realise our Core Strategy of being a Top 10 UK and Top 100 Global Research Intensive University.

 

Responding to a Member, he advised that the 400 seat auditorium was flexible and could be divided into two areas of 200 seats each as well as being able to move all seating back to create a single standing space. This would be of value in view of the current COVID 19 crisis.

 

A Member made the following comments:-

 

·         welcome the contribution the research facility will bring to the local economy;

·         because of the dominant nature of the building in relation to the surrounding residential area, regard should be given to its impact on the wider community. As such, similar mitigation measures, as introduced for the adjoining East Park development on the campus, are necessary including the need to ensure that noise levels are kept to a minimum during construction and that floodlighting is kept to appropriate hours; and

·         seek the updating of the University’s Traffic Management Plan prior to the opening of the building, particularly to ensure that car parking does not occur in neighbouring residential areas. Suggest also that the University could consider becoming a car free University.

 

The recommendation was for approval, subject to the conditions as set out in the report and additional conditions in respect of drainage and landscape.

 

The recommendation was moved and seconded.

 

RESOLVED that, subject to the  ...  view the full minutes text for item 47.

48.

Planning Application No. 19/1776/OUT - Land to the rear of 26 Harrington Lane, Exeter pdf icon PDF 286 KB

To consider the report of the Service Lead City Development.

 

Additional documents:

Minutes:

Councillors Harvey, Morse and Williams declared personal interests and left the meeting during consideration of the item.

 

The Assistant Service Lead City Development presented the application for the construction of three dwellings (Approval sought for details of access and layout, all other matters reserved for future consideration).

 

He advised that the Local Highways (Devon County Council) officer had no objection subject to a financial contribution towards suitable infrastructure as part of the Pinhoe Area Access Strategy and that the Environment Agency were supportive of the drainage arrangements.

 

Mrs Randall spoke in support of the application. She raised the following points:-

 

·         land was historically part of an orchard that was half developed in the mid 1970’s at which time there was outline planning for the whole orchard including this plot with the second part of the orchard developed in the late 1990’s but the plot at the bottom of the garden of 32 Harringcourt Road retained by the family who now wish to secure planning consent for the plot as always intended;

·         the land was maintained as a garden by the family but is now overgrown;

·         two trees out of nine will have to be removed as they are within the footprint of the proposed houses with the others not of significant value;

·         an ecology survey has not found any protected species and there are no significant plants with the site described as scrub land;

·         the proposed sewage treatment plant can be dealt with under a condition and will not be a nuisance to neighbours;

·         parking has been provided for each dwelling in accordance with Council guidelines and secure cycle parking and bin storage will be provided for each dwelling; and

·         all concerns raised by objectors have been taken into account.

 

Responding to a Member, the Assistant Highways Development Management Officer (Exeter) outlined the measures to mitigate additional housing developments in the Pinhoe ward as set out in the Pinhoe Area Access Strategy and which had been used as evidence in respect pf the Exeter Core Strategy, the East Devon Local Pan and for an inquiry into a development site in East Devon.

 

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

 

The recommendation was moved and seconded.

 

RESOLVED that, subject to completion of a Section 106 Agreement under the Town and Country Planning Act 1990 to secure a contribution of £9,750 to Devon County Council to provide suitable infrastructure to mitigate the impact of the development planning permission for the construction of three dwellings (Approval sought for details of access and layout, all other matters 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 hereby permitted must be begun not later than two years from the final approval of the last of the reserved matters to be approved.  ...  view the full minutes text for item 48.

49.

Planning Application No. 20/0293/FUL - 89 Mount Pleasant Road, Exeter pdf icon PDF 149 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 change of use from dwelling (Class C3) to House in Multiple Occupation (HMO).

 

The Assistant Service Lead explained that the dwelling had previously been an HMO, the applicant having bought the property to convert it back into a Class C3 dwelling but now wished to sell as it was located in an area that was surrounded by other HMO dwellings. Although in an Article 4 Area, permission could be granted to convert to a HMO if there was a demonstrable difficulty in selling - one of four criteria under the Exceptional Circumstances section of the Council’s Supplementary Planning Document on HMOs. There was an acknowledgment that two of the other four criteria had been met inasmuch as there was relatively little local interest in the proposal and the property was surrounded by a large number of HMOs. The property remained on the market, the asking price having been recently reduced.

 

Mrs Partridge spoke in support of the application. She raised the following points:-

 

·         house was previously a student let and was not in a great condition and much renovation work had been undertaken;

·         houses on both sides are HMOs, one for students, the other a Salvation Army halfway house;

·         have always been noise and other issues but now affect the family’s children more include shouting and swearing, drug use and loud music. The managers of the halfway house are very helpful but as residents change every few months, the problems recur;

·         has been on the market for nine months but no offers, feedback including no HMO planning, parking, but mainly concern about adjoining HMOs;

·         estate agent initially did not reduce price because of the high level of interest, and several other three beds sold quickly for similar prices;

·         almost the entire terrace and the terrace opposite are HMOs or flats; and

·         situation is exceptional because of the Salvation Army property, and the manager supports the application.

 

Members noted that the reduction in price had only occurred recently at a time when the market had been adversely affected by the COVID 19 crises.

 

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

 

A motion to defer the application was moved and seconded.

 

RESOLVED that the application for the change of use from dwelling (Class C3) to House in Multiple Occupation be DEFERRED.

 

50.

List of Decisions Made and Withdrawn Applications pdf icon PDF 10 KB

To consider the report of the City Development Manager.

 

Additional documents:

Minutes:

The report of the Director (BA) was submitted.

           

RESOLVED that the report be noted.

 

 

51.

Appeals Report pdf icon PDF 9 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.