Agenda item

Planning Application No. 19/1047/FUL - Land off St Leonards Road, Exeter

To consider the report of the Service Lead City Development.

 

Minutes:

The Principal Project Manager (Development) (PJ) presented the application for seven new build dwellings, associated landscaping, amenity and vehicular access. The application sought to change the use of the existing playing field, owned by the Exeter Royal Academy for Deaf Education (ERADE), for housing and public open space.

 

The Principal Project Manager (Development) reported the following:-

 

·         the receipt of a statement objecting to the proposal from Councillor D. Moore;

·         a proposed amendment to the first reason for refusal to include reference to the adverse impact on the St Leonards Conservation Area; and

·         the distance from the proposed properties from those on Barnardo Road being 25 metres not 35 metres as set out in the report, requiring an additional reason for refusal on the grounds of the overbearing impact on Barnardo Road.

 

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

 

·         local community object strongly to the loss of an historic open green space;

·         because of the strength of local opposition, signs originally displayed by the applicant were quickly removed;

·         this green space should be saved from development and used instead for the benefit of the community. A well-resourced local community is committed to an alternative vision for community use;

·         ERADE and the developers are seeking to maximise planning gain and profits. The former should have sought instead to work with the Neighbourhood Association to bring forward a sustainable solution for the community; and

·         it is an unsuitable, low density development.

 

Councillor J. Moore put forward the following points raised by Councillor D. Moore:-

 

·         valuable playing field historically used by school, community and sporting groups, not affiliated with ERADE, for recreational activity for many years;

·         private owners more than the wider public likely to use the open space;

·         Sport England object and the proposed open space does not suit the Council’s own playing field strategy;

·         proposal lacks a sustainable transport plan and the already high pollution levels in the area will increase; and

·         loss of biodiversity.

 

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

 

·         very high number of objections to an inappropriate development;

·         a low density development of large houses does not reflect the mixed nature of the St Leonards community and house types;

·         the St Leonards Neighbourhood Association have devised an alternative solution to protect the green open space;

·         ERADE failed to adequately consult the local community;

·         the proposed open space will not be particularly accessible to the community;

·         insufficient information on highway issues and there are concerns regarding the impact on the school dropping off point. 23 car parking spaces are excessive for only seven properties;

·         negligible contribution to housing need in the city;

·         objections from Sport England, the Football Foundation, Devon County Council, the City Council’s Heritage Officer and 225 residents and the application is recommended for refusal; and

·         important green buffer between the community and Topsham Road and with a future potential for community and sporting uses and a community centre.

 

Mr Fitzhugh spoke against the application. He raised the following points:-

 

·         the Council’s own Playing Field Appraisal points out the shortage of accessible community use provision and Sport England are opposed;

·         the community has put forward its own vision, that is, to purchase the playing field and run it more commercially. A second phase would be an indoor community space;

·         the intention is to set up a separate charitable trust to buy the field and run it for the community. This much needed access to playing fields can be provided without a cost to the Council in running such a facility;

·         the applicant’s provision for “public access land” is unacceptable in size;

·         if this playing field is removed it will be lost forever; and

·         the proposed open space within the development is too small for sporting and recreational activities.

 

During discussion the following points were raised:-

 

·         detrimental impact on neighbouring properties;

·         loss of a valuable local amenity; and

·         highway objections and additional traffic would create dangerous conditions close to a very busy school.

 

The recommendation was for refusal for the reasons as set out in the report.

 

The recommendation was moved and seconded.

 

RESOLVED that planning permission for seven new build dwellings, associated landscaping, amenity and vehicular access be REFUSED for the following reasons:-

 

1)         The proposal is contrary to Sections 66(1) and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, to Section 16 of the National Planning Policy Framework Policy and to Policies C1, C2 and C5 of the Exeter Local Plan First Review 1995 to 2011 because by reason of the development of this space and the unacceptable density, layout, siting, height and design of the proposed dwellings the development would cause a degree of harm to the area’s heritage assets (notably the listed buildings of 1 St Leonards Place, St Leonards Church, potential buried archaeological remains and the St Leonards Conservation Area) that is not balanced by sufficient public benefit and would not preserve the setting of these listed buildings nor preserve or enhance the character or appearance of the area;

 

2)         The proposal is contrary to the Section 8 of the National Planning Policy Framework, Policy CP10 of the Exeter Local Development Framework Core Strategy, Policies L5 of the Exeter Local Plan First Review 1995 to 2011 and Sports England’s Planning Field Policy because the development result in the loss of an existing playing fields which would harm recreational opportunities in the area.

 

3)         The proposal would be contrary to Section 12 of the National Planning Policy Framework, Policy CP17 of the Exeter Local Development Framework Core Strategy Policies DG1 and DG4 of the Exeter Local Plan First Review and the Council's Supplementary Planning Document 'Residential Design' because the location of the three areas of public open space would be inappropriately sited in relation to the proposed dwellings resulting in a poor level of natural surveillance and preventing the usability of the area by nearby residents and the wider community.

 

4)         In the absence of sufficient highway information, particularly in respect of a Road Safety Audit regarding parking spaces, the Local Planning Authority as advised by the Local Highway Authority is unable to confirm that the scheme meets necessary highway safety standards onto the existing highway network and therefore is contrary to Policy DG1 of the Exeter Local Plan First Review.

 

5)         the proposal would be contrary to Policy DG1 of the Exeter Local Plan First Review because its siting, scale and height would be overbearing and dominant and therefore detrimental to the visual and residential amenities of the occupiers of adjacent properties in Barnardo Road.

 

Supporting documents: