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

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Items
No. Item

17.

Minutes pdf icon PDF 1 MB

To approve and sign the minutes of the meeting held on 8 February 2023.

 

 

Minutes:

Subject to the amendment of the bullet points at the top of page 13 in respect of Min. No. 4 by the replacement of the word “application” by the word “report” in the first bullet point and the addition of the words “the report” at the beginning of the second and third bullet points, the minutes of the meeting held on 8 February 2023 were taken as read, approved and signed by the Chair as correct.

 

 

18.

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 M. Mitchell declared an interest in Minute No. 22.

 

 

19.

Planning Application No. 22/0537/OUT - Land at St. Bridget Nursery, Exeter pdf icon PDF 794 KB

To consider the report of the Director City Development and Housing.

 

 

Additional documents:

Minutes:

The Principal Project Manager (Development Management) (CC) presented the outline planning application for the demolition of existing buildings and structures and the phased development of up to 350 dwellings and associated infrastructure and open space. (All matters reserved except access).

 

The Principal Project Manager (Development Management) (CC) advised that the application had been deferred at the meeting of this Committee on 8 February 2023 to allow for further discussions on potential improvements to two aspects, the junction between Old Rydon Lane and Rydon Lane and a connection through third party land to the Ikea roundabout. Discussions were subsequently held with the applicant and statements were put in on their position on each aspect.

 

He provided the following updates:-

 

·         in relation to the Rydon Lane junction the intention was to improve the proposed raised table through an increased steepness and use of coloured bricks to make it visually prominent and encourage vehicles to slow down on approach. This junction was considered to be safe and suitable for access as submitted and these alterations were an additional benefit to this part of the development;

·         in relation to a connection to the north east to the Ikea roundabout it was again noted that Highways had stated that the access was acceptable as submitted and the north-east access would not be required for this scheme to be considered acceptable in highway terms;

·         a planning note had been submitted by the applicant commenting on this and advising that the costs of creating the access onto third party land was significant due to a ransom strip and would impact on the overall viability of the scheme to meet all Section 106 obligations; and

·         the area to the north-east was third party land and fell outside the development land of the red line of this application.

 

In conclusion, it was considered that the site would provide suitable and safe access, as well as permeability north/south through the provision of cycle and pedestrian links. Whilst a connection to the north east would be beneficial, it involved third party land that was outside the remit of the application and a connection to the site boundary in that area was proposed.

 

The recommendation following the deferral and further discussions was for approval, subject to a Section 106 Legal Agreement and the conditions as set out in the report.

 

The following responses were given to Members’ queries:-

 

·         there would be a bus route through the estate but the final design was not known at present. Sufficient space would be provided within the estate to accommodate bus movements to include turning areas. A two way flow for buses would not be possible through the entirety of the estate; and

·         a condition was included to provide a link to the adjoining undeveloped land

 

Neil Thorne spoke in support of the application. He raised the following points:-

 

·         the proposal was considered to be as sustainable development in accordance with the National Planning Policy Framework (NPPF) and that the principal of residential development had been  ...  view the full minutes text for item 19.

20.

Planning Application No 22/1454/RES - Land at Aldens Farm West, Shillingford Road, Exeter pdf icon PDF 1 MB

To consider the report of the Director City Development and Housing.

 

 

Additional documents:

Minutes:

The Principal Project Manager (Development Management) (CC) presented the application for reserved matters seeking permission for 182 dwellings and associated infrastructure, layout, scale, appearance and landscaping relating to the Residential development approved under application 15/0641/OUT (Revised plans).

 

The report also setting out the following key elements:-

 

·         the principle of development;

·         requirements of 15/0641/OUT;

·         quantum of development;

·         site layout

·         amenity;

·         highway considerations;

·         biodiversity;

·         drainage;

·         archaeology; and

·         sustainable construction and energy conservation.

 

The Principal Project Manager (Development Management) (CC) advised that since the publication of the Planning Committee agenda, revised plans has been submitted. These were based on advice from the assessing officer and involving minor alterations to dwelling details, garden layouts and the introduction of additional visitor parking spaces. He provided the following detail:-

 

·         Aldens Farm was a Reserved Matters application for 182 dwellings following a 2015 Outline application that granted in September 2021 comprising a mix of 1, 2 and 4-bed dwellings including two blocks of flats on a 4.1 hectare site which is currently split into two fields, with hedgerow bordering each. To the West is Shillingford Road, which had vehicular access already approved as part of the Outline consent. To the north is Veitch Gardens and to the east is an additional site allocated for development as part of the south Alphington expansion. To the immediate south is Markham Lane and land under Teignbridge Council, which was undergoing significant development;

·         an additional objection had been received bringing the total to 75, the primary objection being the density of development and subsequent impacts on the surrounding area

·         the indicative plans and the initial access assessment showed 116 dwellings which had led to expectation of a much lower level of development in this area;

·         the scheme would have a total site density of 43.75 dwellings per hectare (dph) which was considered in keeping with that of development in the surrounding area. The Alphington Development Brief, which covers this and a wider area, makes reference to density, noting that levels of 30 dph would be the minimum expected, with lower densities at the north and southern parts of the site. The closest sites to this development were immediately to the south across Markham Lane, split into two parcels, one for 94 dwellings at a site density of 35.2dph and one for 163 dwellings at a density of 40.4dph. Density levels in the Design Brief state 20 dph for areas of Vestry Gardens, Chudleigh Road and Steeple Drive and 54 dph for areas of Lichgate Road and Tower Walk;

·         on balance, it was considered that the level of density was similar to that of the surrounding area and was acceptable in principle;

·         a revised Transport Assessment was submitted based on the new dwelling numbers and the Highway Authority found that the proposed access was still suitable for this increased number of dwellings with suitable capacity on the surrounding highway network;

·         revised plans had changed the appearance of a number of buildings with a reduction in height of a number of plots and  ...  view the full minutes text for item 20.

21.

Planning Application No. 22/1177/FUL - Land adjacent to Gras Lawn and Fleming Way, Gras Lawn, Exeter pdf icon PDF 5 MB

To consider the report of the Director City Development and Housing.

 

 

Additional documents:

Minutes:

The Principal Project Manager (Development Management) (CC) presented the application for the construction of two, one bedroom, two person dwellings with external space, landscaping and associated works.

 

·         the application was for two dwellings in land adjacent to Gras Lawn and Fleming Way. It was a windfall, vacant site, fenced off and not publically accessible, bordered by a public footpath on one side and a pedestrian/cycle route on the other;

·         it was proposed to create two, two-storey adjoined one-bed dwellings. Whilst appearing on a narrow site, the dwellings exceeded the Nationally Described Space Standards and would each have a private garden area. All habitable rooms were served by windows and would provide a good level of amenity to occupants;

·         in terms of neighbour amenity, the buildings had been designed with narrow window openings on the front and rear elevations to reduce intervisibility with neighbouring properties. This was further assisted by high level boundary walls and the design of the surrounding area with trees and parking areas. It was also proposed to require first floor windows to be obscure glazed and remove the permitted development rights for additional windows;

·         access was from the footpath/cycle route;

·         the primary openings were on the side (east and west) elevations, reducing the size and amount needed on the front and rear that face towards other dwellings. There are still small windows, doors and rainwater goods on the front and rear elevations to add visual interest and the final details of these will be required via condition to ensure they are acceptable; and

·         the development was proposed to be car free, with secure cycle storage for each property. This was considered acceptable considering the scale of development, limited occupation and position adjacent to cycle routes. The surrounding area was subject to permit parking and the Highway Authority would decide whether permits could be issued.

 

In conclusion, the proposal was considered to make a modest contribution to housing supply in the city. The one-bed dwellings proposed were underprovided in the area and would help to alleviate this shortfall.The design was suitable for such a unique site position and would provide suitable occupant amenity whilst avoiding significant impacts to neighbours.The proposal was therefore recommended to the Committee for conditional approval.

 

Members were advised that the site was not in a Conservation Area and that the hedge would be retained.

 

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

 

·         thank-you all who visited the site, many being surprised by the narrow dimensions of the strip of land;

·         44 public objections, including from the Gras Lawn Residents’ Association, was a very significant number for an application of this scale;

·         the site provided important green visual amenity and some biodiversity value. The simplest visual aid was that it was narrower than this Rennes room;

·         along the rear of the piece of land was a hedgerow and development would mean damage or loss to this valuable natural heritage. This was in  ...  view the full minutes text for item 21.

22.

Planning Application No. 21/1014/FUL - 68-72 Howell Road, Exeter pdf icon PDF 105 KB

To consider the report of the Director City Development and Housing.

 

Additional documents:

Minutes:

Councillor M. Mitchell declared an interest and did not participate in the debate or vote. He spoke on this matter from the floor as a member of the public.

 

The Service Lead City Development presented the planning application for the demolition of the garage workshop and construction of four three-storey (plus basement) purpose-built student accommodation units, numbering 26 bedrooms.

 

At the Planning Committee held on 8 February 2023, Members were minded to refuse the application. Accordingly, it was moved that the Service Lead City Development be requested to report back to the next meeting of the Committee with the full technical reasons for refusal based on the following concerns:

 

·         using the site for student housing would lead to a further concentration of this use in this particular area of the city, resulting in an increased population imbalance within the local community; and

·         Members wished the refusal reason to reflect the overarching aim of the St. James Neighbourhood Plan to create a vibrant community that ensures an appropriate balance between student and permanent resident populations.

 

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

 

·         views in opposition to the application were clearly expressed at the 8 February 2023 meeting, reflecting the opposition to this development within the St. James Neighbourhood;

·         data shows a clear imbalance of student numbers within the community which could equally be said for the city as a whole, with some 35,000 students out of a total population of 133,000; and

·         the reference in the proposed refusal reason to students should refer instead to 18-25-year-olds.

 

The Service Lead City Development stated that the proposed refusal reason referred to student accommodation and not simply to students; a Member commented that the issue was concerning the type of tenure, not the age group, as students could be of any age.

 

Councillor M. Mitchell, speaking as a member of the public, made the following points:-

 

·         Members have already come to a clear view requesting on 8 February 2023 a report on refusal reasons;

·         the refusal reasons should relate to both the Local Plan and the St. James Neighbourhood Plan;

·         regard should be had to the planning permission refused in respect of student accommodation on a garage site at 36-38 Well Street; it was based on Local Plan Policy H5(b) and Policy C2(a) of the St. James Neighbourhood plan;

·         the refusal relating to the Howell Road application is mentioned in a generalised statement rather than a specific point;

·         there is a strong local feeling regarding community balance; and

·         Members should support both 5H(b) of the Local Plan and Policy C2 of the Neighbourhood Plan.

 

Ms Connett, speaking against the application, made the following points:-

 

·         the Council was thanked for the consideration given to the Neighbourhood Plan (NP) and for voting not to accept the recommendation for approval;

·         further consideration of specific NP policy clauses as reasons for the refusal was urged;

·         the NP must be recognised in its statutory status as part  ...  view the full minutes text for item 22.

23.

List of Decisions Made and Withdrawn Applications pdf icon PDF 124 KB

To consider the report of the Director City Development and Housing.

 

Additional documents:

Minutes:

The report of the Director City Development was submitted.

 

RESOLVED that the report be noted.

 

24.

Appeals Report pdf icon PDF 150 KB

To consider the report of the Director City Development and Housing.

 

 

Minutes:

The schedule of appeal decisions and appeals lodged was submitted.

 

RESOLVED that the report be noted.

 

25.

SITE INSPECTION PARTY pdf icon PDF 150 KB

To advise that the next Site Inspection Party will be held on Tuesday 11 April 2023 at

9.30 a.m.  The Members attending will be Councillors Morse, M. Mitchell and Newby.

Minutes:

RESOLVED that the next Site Inspection Party will be held on Tuesday 11 April 2023 at 9.30 a.m. The Councillors attending will be Councillors M. Mitchell, Morse and Newby