Agenda item

To consider the report of the City Development Manager.

The City Development Manager presented the application for a 250 bed hotel with reserved matters of scale, layout, appearance and landscaping (pursuant to outline planning permission granted on 26 June 2018, reference 17/0665/OUT).

Both the Chair and City Development Manager advised that all access issues relating to this development had been previously determined by this Committee in October 2017 as part of outline planning permission.

Members were circulated with an update sheet - attached to minutes.

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

• local residents are not anti-hotel and many are very pleased for the success of the Club. They are concerned about accessibility issues and need reassurance that the necessary measures will be put in place to ensure safety and reduce traffic flow along the roads leading to the stadium and hotel both during and after construction;
• other developments in the area including 20 houses at Bricknells and a further 380 homes anticipated for a neighbouring area of land will also exacerbate concerns regarding access and traffic issues generally for the residents of Old Rydon Lane and the Rydons; and
• a major issue is the need for better consultation from the Club and the example of both the Ikea and Aldi developments should be followed - both have been proactive in consulting local residents with Ikea circulating a  newsletter.

John Campbell spoke against the application. He raised the following points:-

• local residents do not oppose the hotel development but have not been adequately consulted;
• support the ‘no entry’ Traffic Regulation Order of westbound traffic beyond the hotel but such restrictions may be ignored;
• residents support the inclusion of a traffic island to stop eastbound traffic turning right into the hotel;
• staff car parking should be within stadium parking facility;
• signs showing ‘no access to hotel’ should be erected at west end of Old Rydon Lane on Newcourt Way, and ‘access to hotel only’ at Clyst Road end of Old Rydon Lane;
• access for staff and commercial vehicles from Newcourt Way, along Old Rydon Lane is unacceptable as it is unsafe;
• major fire issues have not been addressed;
• an alternative, as circulated, would have minimal impact on current residents and which would offer better access, bringing staff and commercial traffic to the hotel from the roundabout within the Sandy Park Complex;
• a further alternative would be to ensure that commercial and staff access could be from Clyst Road, not bringing traffic through a residential area; and
• approval for, and work on the hotel, should not commence until these traffic flow, fire and safety issues have been fully addressed and a formal consultation with local residents has been held.

Tony Rowe, Chair of Exeter Chiefs RFC, spoke in support of the application. He raised the following points:-

·         believe the Club have addressed all concerns regarding access. Service vehicles will access the hotel from the west along Old Rydon Lane and construction vehicles will access the site via Clyst Road;

·         Exeter Chiefs is a member owned club and promotes Exeter throughout the British Isles and Europe, notably through its recent success as English Campions in 2017 and Runners Up in 2017. The most recent match against Leicester Tigers, the first of the season, was screened on live television and potentially viewed by 70 million households worldwide;

·         the stadium holds 12,000 with many visiting the City, either as Chiefs fans or those of the opposition contributing to the local economy; and

·         the club’s survival depends on commercial viability and future plans also include a conference and exhibition centre. The four star Marriot Hotel is therefore crucial to the overall development and to support the business.

He responded as follows to Members’ queries:-

·         the club have liaised with Devon County Council on the Traffic Regulation Order to ensure safe road conditions;

·         the club is happy to meet with residents and the hotel architect has already met the Chairman of the Newcourt Residents’ Association to discuss the proposal and allay fears;

·         the club will own the hotel with Marriot managing under a 30 year lease; and

·         note that the Traffic Regulation Order will be subject to confirmation by the Exeter Highways and Traffic Orders Committee when the public can again comment.

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

Responding to a Member, the City Development Manager further advised that the Traffic Regulation Order was required via a condition agreed as part of the outline permission granted by the Committee and that the funding would be met through a Section 106 Agreement. Issues raised by the Devon and Somerset Fire and Rescue Service would be addressed as part of the building control application.

Members welcomed the proposal, commending in particular the hotel’s design which was considered of appropriate scale and massing next to the Sandy Park Stadium, overlooking the M5 and providing a visible and attractive landmark and a gateway into the City from the east.

RESOLVED that planning permission for a 250 bed hotel with reserved matters of scale, layout, appearance and landscaping (pursuant to outline planning permission granted on 26 June 2018, reference 17/0665/OUT) be APPROVED, subject to the following conditions:-

(1)          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 28th June, 14th, 24th, 29th, and 30th August 2018 (including dwg. nos. 1632 L01.04 Rev A, SP-KT-XX-XX-DR-A-IE-1632- SK100-P3, SP-KT-XX-XX-DR-A-IE-1632-SK102-P5, SP-KT-XX-B3-DR-A-IE-1632- SK200-P1, SP-KT-XX-B2-DR-A-IE-1632- SK201-P1, SP-KT-XX-B1-DR-A-IE-1632- SK202-P1, SP-KT-XX-00-DR-A-IE-1632- SK203-P1, SP-KT-XX-01-DR-A-IE-1632- SK204-P1, SP-KT-XX-02-DR-A-IE-1632- SK205-P1, SP-KT-XX-03-DR-A-IE-1632- SK206-P1, SP-KT-XX-04-DR-A-IE-1632- SK207-P1, SP-KT-XX-05-DR-A-IE-1632- SK208-P1, SP-KT-XX-06-DR-A-IE-1632- SK209-P1, SP-KT-XX-XX-DR-A-IE-1632- SK500-P1, SP-KT-XX-XX-DR-A-IE-1632- SK300-P2, SP-KT-XX-XX-DR-A-IE-1632- SK301-P2, SP-KT-XX-XX-DR-A-IE-1632- SK302-P2, SP-KT-XX-XX-DR-A-IE-1632- SK303-P2, SP-KT-XX-XX-DR-A-IE-1632- SK400-P1, SP-KT-XX-XX-DR-A-IE-1632- SK401-P1, 528/01 Rev A, 528/02 Rev B, and 528/03 Rev B) as modified by other conditions of this consent.

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

(2)          Prior to the commencement of the use hereby permitted, the kitchen ventilation system for the unit shall be installed in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The details shall include drawings of the location and design of the system, and information on how odour emissions shall be controlled, including abatement if necessary, and how the system shall be maintained to ensure it does not adversely affect the amenity of surrounding uses. (The applicant should be advised that further guidance on the required information is available in annex B of the DEFRA document ‘Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems’)

Reason: In the interests of the amenity of the area, especially nearby residential uses.

(3)       No part of the development hereby approved shall be brought into its intended use until the emergency access/staff car park accesses crossing of the proposed footway/cycleway that runs adjacent to Old Rydon Lane as indicated on Drawing Number SP-KT-XX-XX-DR-A-IE-1632 SK102–P5, have been provided in accordance with detailed construction plans that shall previously have been submitted to, and approved in writing by, the Local Planning Authority.

            Reason:To ensure that a safe and suitable access to the site is provided for all users, in accordance with Paragraph 108 of the NPPF.

(4)         No part of the development hereby approved shall be brought into its intended use until the traffic island on Old Rydon Lane, visibility splays, secure covered cycle parking (for both staff and visitors), staff parking facilities and associated turning area for all vehicles as indicated on Drawing Number SP-KT-XX-XX-DR-A-IE-1632 SK102–P5, have been provided in accordance with details that shall previously have been submitted to, and approved in writing by, the Local Planning Authority. Thereafter the said facilities shall be retained for their intended purpose at all times.Reason:To ensure that a safe and suitable access to the site is provided for all users, in accordance with Paragraph 108 of the NPPF.

(5)       No part of the development hereby approved shall be brought into its intended use until suitable changing facilities/lockers for staff members have been provided in accordance with details that shall previously have been submitted to and approved in writing by the Local Planning Authority. Thereafter the said facilities shall be retained for use by staff members at all times.    

         Reason: To provide adequate facilities for sustainable transport.