Agenda and minutes

To approve and sign the minutes of the meeting held on 10 October 2022.

The minutes of the meeting held on 10 October 2022 were taken as read, approved and signed by the Chair as correct.

Councillor M. Mitchell declared an interest in Minute No. 4.

To consider the report of the Director City Development.

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) described the location of the site through photos, aerial views, an illustrative layout plan and drawings and its relationship to the adjacent road network.

The report also setting out the following key elements:-

·         the principle of development;

·         access and impact on local highways;

·         parking;

·         noise from A379;

·         impact on trees, biodiversity and air quality;

·         affordable housing;

·         contaminated land;

·         archaeology; 

·          flood risk and surface water management;

·         sustainable construction and energy conservation;

·         CIL/Section106, and

·         Development Plan, Material Considerations and Presumption in favour of sustainable development. 

The Principal Project Manager (Development Management) (CC) advised that:-

·         the proposal was to develop up to 350 dwellings on the site, including 35% affordable homes, together with supporting infrastructure and open space, following the demolition of the existing buildings and structures;

·         whilst an illustrative layout plan had been submitted, it was for information purposes only, and the final layout of the scheme, together with all other detailed design considerations, including open space and landscaping, would be subject to future reserved matters applications; and

·         in assessing the outline application and access the proposal was considered to be a sustainable development when balancing the Development Plan policies, National Planning Policy Framework 2021 (NPPF) policies, including the presumption in favour of sustainable development in paragraph 11, National Planning Practice Guidance (NPPG), and the constraints and opportunities of the site; and

·         the recommendation was for approval, subject to a Section 106 Agreement and the conditions as set out in the report.

The Principal Project Manager (Development Management) (CC) provided details on highway matters:-

·         in terms of access, a new road was proposed through the site, with alterations at both the western and eastern sides;

·         vehicle access to the site would be from Rydon Lane onto the new main street with closure of access through Old Rydon Lane from the west. Exits from the site would be at the Rydon Lane access point and a new access onto Old Rydon Lane (heading east) which would become a one-way street;

·         two secondary access points would be created onto Old Rydon Lane, as well as use of the existing access point (exit only). The section of Old Rydon Lane between these access points would be downgraded to a ‘green lane’; and

·         there could be a potential connection on the northeast site boundary to the adjoining undeveloped land and a pedestrian/cycle connection to the existing cycle route to the north to be secured in the Section 106 legal agreement to improve site permeability/connectivity.

The Principal Project Manager (Development Management) (CC) provided the following concluding points:-

·         the site was allocated for residential in the Local Plan, the Core Strategy, the Newcourt Masterplan and the draft Exeter Plan;

·         access points are not considered to generate significant safety concerns, with suitable  ...  view the full minutes text for item 3.

To consider the report of the Director City Development.

Councillor M. Mitchell declared an interest and did not participate in the debate or vote on this matter. 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.

The Service Lead City Development described the site’s location through the site plan, an aerial view, a location plan, photos, floor plans and plans of the front and rear elevations and a contextual street scene showing the height of the building with the height of neighbouring properties. The site comprised a wide plot with a large, corrugated garage building over six metres in height, formerly used for vehicle repairs. The area was dominated by terraced housing, predominantly inhabited by students on this part of Howell Road, Danes Road and Hoopern Street. The site was in the Longbrook Conservation Area. The building did not positively contribute to the area.

For the original submission (comprising 29 beds), 54 public comments had been made in objection to the proposed development. A further 26 representations had been received following a re-consultation on the revised scheme for 26 beds. All but three were objections; two were neutral, and one letter of support from the immediate neighbour at 67 Howell Road superseded a previous objection. This was because the applicant had addressed concerns about the relationship between the properties, and the use was appropriate in this location.

The report also set out the following key elements:-

·         the principle of development;

·         impact on heritage assets and amenities;

·         parking and accessibility;

·         contamination;

·         energy; 

·         scale, design, impact on character and appearance; and

·         impact on ecology.

 The Service Lead City Development advised that the key issues were:

·         scale and massing;

·         principle of student housing;

·         amenity; and

·         landscape.

It was considered that the proposal was compliant with Exeter Local Development Framework Core Strategy Policies CP5 - Student Accommodation, CP10 - Meeting Community Needs, CP15 - Sustainable Construction and CP17 - Design and Local Distinctiveness and to Exeter Local Plan First Review 1995-2011 policies AP1 - Design and Location of Development, AP2 - Sequential Approach, H1 - Search Sequence, H2 - Location Priorities, H5 - Diversity of Housing, T1 - Hierarchy of Modes, T2 - Accessibility Criteria, T3 - Encouraging Use of Sustainable Modes, T10 - Car Parking Standards, C1 – Development in Conservation Areas, EN2 - Contaminated Land, EN5 – Noise, DG1 - Objectives of Urban Design, DG2 - Energy Conservation and DG7 - Crime Prevention and Safety and to the NPPF.

The following responses were given to Members’ queries:-

·         Policy H5 of the Local Plan deals with accommodation for students stating that the scale and intensity of use should not harm the locality nor create an overconcentration in one area of the city which would change the character of the neighbourhood or create an imbalance in the local community;

·         in the absence of a clear definition of  ...  view the full minutes text for item 4.

To consider the report of the Director City Development.

The Service Lead City Development presented the planning application to construct 62 Retirement Apartments (Category II Type Sheltered Housing) with communal facilities and car parking (revised plans).

The Service Lead City Development described the location of the site through the site location plan, an aerial view, photos, floor plans and elevations, explaining that the site was bounded to the north, east and west by residential properties of a domestic scale, mainly confined to one and two storeys. The surrounding area was primarily residential. The site was currently occupied by Buckerell Lodge, which until recently had been operating as a hotel. The hotel had gone into administration following a difficult period due to the COVID-19 pandemic.

The report also sets out the following key elements:-

·         the principle of development;

·         scale, design, impact on character and appearance;

·         impact on amenities;

·         impact on landscape or heritage assets

·         access and parking; and

·         affordable housing.

The Service Lead City Development provided the following additional detail:-

·        revisions had been made to a previously refused scheme following consideration by the Design Review Panel;

·        planning consent was being sought to demolish the existing building and construct a three-storey U-shaped building with a flat roof across the north-eastern half of the site;

·        the development would provide 62 units of accommodation as older persons’ homes for ‘retirement living’. In total, there would be 23 two-bed apartments and 39 one-bedroom apartments. A communal lounge area would be provided on the ground floor. Communal amenity space would be provided at the front and rear of the building;

·        the site utilises the existing access from Topsham Road. To the eastern boundary would be the proposed car park, with 40 spaces offered, including two accessible parking spaces and an electric buggy store;

·         the financial contribution of £52,475 to primary and secondary healthcare was broken down as £16,128 and £36,347, respectively,  and

·         an additional condition to be added on the request of Devon County Council as the Lead Flood Authority for detailed design to be provided of surface water drainage.

The following responses were given to Members’ queries:-

·         an illustrative plan showing the relationship with the neighbourhood has been provided. It showed a drop-down of the western elevation to reflect the topography and a reduced impact on neighbours. The relationship with neighbours complied with design guidance in respect of any adverse effect relating to overbearing and overlooking; and

·         changes to the earlier scheme included setbacks and different materials and were acceptable to the Design Review Panel.

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

·         While the loss of a hotel on this site was regrettable, this is not pertinent to the decision. The Buckerell Lodge site is a valuable haven of trees, biodiversity and wildlife, but it has previously been developed, and it is generally accepted that it is a suitable site for homes. The St. Leonard’s community is not against the development of this site but seeks an appropriate development that is  ...  view the full minutes text for item 5.

To consider the report of the Director City Development.

The report of the Director City Development was submitted.

RESOLVED that the report be noted.

To consider the report of the Director City Development.

The schedule of appeal decisions and appeals lodged was submitted.

RESOLVED that the report be noted.

To advise that the next Site Inspection Party will be held on Tuesday 14 March 2023 at

9.30 a.m.  The Councillors attending will be Councillors Branston, Lights and D. Moore.

RESOLVED that the next Site Inspection Party will be for all Planning Committee Members and will held on Tuesday 14 March 2023 at 9.30 a.m.