Agenda item

To consider the report of the Head of Planning and Building Control.

(Report circulated)

The Development Manager presented the planning application for residential development consisting of ten detached dwellings, associated parking, garages and access at former Guide Dogs for the Blind Kennels, Exwick Lane, Exeter.

Members were advised that the application site was located on the eastern side of Exwick Lane immediately to the west of Exwick Heights School. The site was previously used for guide dog training purposes but had been unused for many years. It was occupied by kennels/runs, small ancillary buildings and was a brownfield site. Outline planning permission had been refused in September 2004 for 14 residential units and subsequently lost at appeal.

This proposal was for ten detached dwellings comprising six three bedrooms, three four bedrooms and one five bedroom. The heights varied from single storey, single storey with rooms in the roof space and two storey. The materials to be used would be brick, slate and timber windows with PV panels on the roof. There would be a footpath along the southern edge of the site connecting to Exwick Heights School. There was a landscape scheme proposed which included planting on land to the west of the site.

The Development Manager reported that one further email of objection had been received raising the issue of the footpath to Exwick Heights school being too close to Cleve House. He advised that the footpath was in the most convenient location for access to the school and that it was sufficiently overlooked by two of the new dwellings so as not to attract anti social behaviour.

Members were circulated with an update sheet advising that additional plans had been received to address concerns raised in respect of highway and landscape matters and that comments received from Devon County Council Highways considered that the revised highway access and circulation areas were adequate.

The recommendation was to approve the application subject to the completion of a Section 106 Agreement which requires a financial contribution to education (£18,010), traffic orders (£1,500) and Natura 2000 (£3,500), and the conditions as set out in the report.

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

• would like to see site developed as it attracted anti social behaviour
• needed a joined up approach with Devon County Council as Exwick Heights school was looking to expand due to increase pupils numbers and negotiations were taking place to purchase this site for the school expansion
• was an issue with traffic in the area and access to the school; the bollards on Exwick Lane were there for a reason to prevent car use and congestion
• community infrastructure in the area was poor, if the houses were built, there would be no land for the school to expand?
• there was a report due to go to Devon County Council Cabinet on 14 December regarding the expansion of the school.

The Development Manager stated that the Highway Authority had not objected to the application.

The Head of Planning and Building Control clarified that although it was an aspiration of the County Council to expand Exwick Heights School, and a report was due to go to Devon County Council shortly, there was no formal agreement.

Mr Drayton (agent) spoke in support of this item. He raised the following points:-

• acting on behalf of the Guide Dogs for the Blind
• this site had been vacant for over ten years
• it was a requirement of the Charity Act to get the best price possible for the land; all the funds would then be reinvested in the charity
• this proposal would improve the area
• Exwick Lane was the natural boundary between the urban area and the countryside
• had worked with planning officers for 12 months on this proposal
• the development was sensitive to the rural landscape
• some single storey units to take account of the topography of the site
• would provide new footpath link to the school
• the dwellings would incorporate energy saving measures
• the application was sensitive to its location
• there was a landscaping condition
• asked the Committee to approve the application.

During discussion, Members raised the following points:-

• the protection of Exwick Heights and concern that this application could create a precedent for further development on greenfield sites in this location
• there were significant traffic issues in the area; traffic management needed to be considered
• how would approval of this application affect any potential expansion of the school?
• a site visit would help the Committee to understand the site and the traffic problems.

RESOLVED that the application for residential development consisting of ten detached dwellings, associated parking, garages and access be deferred to allow a site inspection by all Planning Committee Members to view the landscape setting of the site and the traffic management issues.

(Report circulated)