To receive apologies for absence.

Apologies for absence had been received from Councillors Mrs. W.U. Attfield, Mrs. S.P.A. Daniels, J.W. Newman, Mrs. J.E. Pemberton, Ms. G.A. Powell and Miss F. Short.

To receive any declarations of interest by Members in respect of items on the Agenda.

The following declarations of interest were made:

*            Councillor Mrs. S.J. Robertson said that she did not believe that she had a prejudicial interest but she would abide by the legal advice given prior to and at the meeting.  She commented that the Code of Conduct had denied her the opportunity to represent her constituents and felt that it demonstrated the weaknesses of the Code in its present form.  A number of Members expressed sympathy for the position of the Local Ward Member.

To approve and sign the Minutes of the meeting held on 15th November, 2006.

The Minutes of the last meeting were received.

RESOLVED:            That the Minutes of the meeting held on 15th November, 2006 be approved as a correct record and signed by the Chairman.

To note the Council’s current position in respect of planning appeals for the central area.

The Sub-Committee received an information report about the Council’s current position in respect of planning appeals for the central area.

RESOLVED:            That the report be noted.

Change of use from agricultural to a 2 family gypsy site.

Change of use from agricultural to a 2 family gypsy site.

The Principal Planning Officer reported the receipt of a revised access plan.

In accordance with the criteria for public speaking, Mrs. Reynolds spoke on behalf of Burghill Parish Council, Mr. Swancott spoke against the application and Mr. Baines spoke in support of the application.

In response to a comment made by a public speaker, Councillor Mrs. S.J. Robertson, the Local Ward Member, commented that a speed limit recently introduced in the vicinity of the site had taken three years to achieve and was not related to this proposal.

In response to a question, the Principal Planning Officer confirmed that a length of hedgerow would need to be removed in order to improve visibility at the access.

Councillor Mrs. Robertson noted the value of the site inspection that had been undertaken by the Sub-Committee.  She briefly explained the planning history of the site and commented that the local community, whilst generally supportive of gypsy families, had raised a number of important concerns about the application.  It was felt that there was not a safe and adequate means of access to the site and the proposal would have a detrimental impact on the adjacent Scout Hut.  She drew attention to the views of Burghill Parish Council with regard to the policy considerations.  Some concerns were expressed about the justification for the application given that the applicant had obtained a similar planning permission in Marden; claims about the costs of water connection at that site were disputed.

Councillor Mrs. Robertson proposed refusal of the application but suggested that if planning permission were granted the hedgerow should be translocated within the site in order to maintain the rural character of the area and the use should be restricted through a personal condition relating to the applicants only.  The grounds for refusal were: the development was outside the approved settlement boundary and did not meet the criteria as an exceptional case; highways safety; impact on the Scout Hut; impact on the hedgerow; and the proposal was contrary to the Burghill Parish Plan.

The Principal Planning Officer clarified the recent planning history of the site.  He advised that recommended condition 3 could be amended to include the translocation of the hedge.

Councillor R.I. Matthews noted the concerns of the Burghill Scout and Guide Group and Burghill Parish Council, particularly in relation to highways safety and amenity issues, and felt that there were grounds for refusal.

The Central Team Leader commented that this proposal provided the opportunity to improve the existing substandard access.

Councillor A.C.R. Chappell felt it regrettable that this was a retrospective application but did not feel that there were planning grounds to warrant refusal of the application.  He commented that the proposed access arrangements were similar to many along rural roads.  It was noted that the lack of availability of authorised pitches was a material consideration.

Councillor J.G.S. Guthrie commented that some local residents did not feel able to write to the Council  ...  view the full minutes text for item 122.

Residential development (300 Dwellings) including access from Roman Road, essential infrastructure, open space, balancing pond, landscaping, roads, parking, footpaths, cycleway and engineering, earth works.

Residential development (300 dwellings) including access from Roman Road, essential infrastructure, open space, balancing pond, landscaping, roads, parking, footpaths, cycleway and engineering, earth works.

The Principal Planning Officer reported the following:

§      Welsh Water had removed their objection subject to conditions relating to adequate on site foul drainage and a condition or additional clause drawn into the Section 106 Agreement preventing occupation of any dwellings until the on and off site foul drainage infrastructure had been installed; the extent of the off site works would need to be informed by a hydraulic modelling exercise funded by the developers.

§      Correspondence had been received from Sport England.  Off site cycle links with existing / proposed recreation facilities were welcomed and it was suggested that secure cycle parking should be made available to each dwelling. Continuing concerns expressed in relation to the off-site recreation contribution and whether this was adequate to meet the identified need for playing pitches north of the river. Their objection was therefore maintained.

§      A letter had been received commenting that some land should be made available for environmentally friendly self-build housing.

§      A letter had been received from the Headteacher of Barrs Court School which highlighted the challenges faced by the school, as the only secondary school in the County catering specifically for pupils with severe and multiple learning difficulties, and suggested that a contribution should be made towards the Hydrosense appeal which sought funds for a new building to house a range of specialist facilities.

§      A further letter had been received from Holmer and Shelwick Parish Council which re-iterated previous concerns, particularly regarding foul drainage and road capacity, and advised that, unless infrastructure could be provided for the best interests of the community, the Parish Council could not support the application.

§      An e-mail had been received from Councillor Ms. A.M. Toon suggesting that the skate park contribution should be increased to £100,000 and education contribution should be enhanced with £30,000 towards the wind turbine at Whitecross School and £75,000 for a new portacabin at Trinity School to enable the nursery to be extended.  The Principal Planning Officer advised that no further comments had been received from the Head of Education on this matter.

§      It was reported that further meetings had taken place with regard to affordable housing provision and, as a result and with full support of Strategic Housing, the mix had now changed to 65% rented and 35% shared ownership with no low cost discount market housing; it was noted that this form of housing was not proving to be affordable on other sites where it had been negotiated.

§      It was also reported that a further letter had been received from the applicants shortly before the Sub-Committee meeting and was summarised as follows:

w        The charge for any existing residents to connect to the new foul drainage system would be related to the costs of works only and there would be no ‘ransom’ charge.

w        Crest would also not resist connections  ...  view the full minutes text for item 123.

Proposed change of use to agricultural machinery and equipment storage area.

Proposed change of use to agricultural machinery and equipment storage area.

In accordance with the criteria for public speaking, Mrs. Stevens spoke in objection to the application and Mr. Hughes spoke in support of the application.

Councillors Mrs. P.A. Andrews, the Local Ward Member, noted the history of the site and that the Inspector for the Herefordshire Unitary Development Plan had amended the settlement boundary in order that the land was included within the settlement boundary for Hereford City.  She commented that she had not received any complaints about noise from the site directly.  Given these considerations and subject to appropriate boundary treatments, she supported the application.

Councillor Mrs. A.M. Toon, also a Local Ward Member, commented on the need for an operating hours condition to reduce disturbance to local residents.

Councillor R.I. Matthews noted that the application would relieve pressure on the working area and should not generate significant extra traffic.  He acknowledged the concerns of local residents and felt it essential that the floodlighting should be carefully positioned so that there was no adverse affect on residential amenity. 

In response to issues raised by Members, the Principal Planning Officer confirmed that no buildings were proposed on the land, the Environmental Health and Trading Standards Manager had not received any nuisance complaints, recommended condition 6 would control floodlighting, and conditions 8 and 9 would address boundary treatments and landscaping issues.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.       A01 (Time limit for commencement (full permission)).

          Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.       F07 (Restriction on hours of operation of plant/machinery/equipment).

          Reason: To safeguard the amenity of the area.

3.       F20 (Scheme of surface water drainage).

          Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal.

4.       F22 (No surface water to public sewer).

          Reason: To safeguard the public sewerage system and reduce the risk of surcharge flooding.

5.       F26 (Interception of surface water run off).

          Reason: To prevent pollution of the water environment.

6.       F32 (Details of floodlighting/external lighting).

          Reason: To safeguard local amenities.

7.       The use of the site shall be for the storage of agricultural plant and equipment in association with Ravenhills Farm Services only.

          Reason: In order to clarify the terms under which this planning permission is granted.

8.       G01 (Details of boundary treatments).

          Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

9.       G05 (Implementation of landscaping scheme (general)).

          Reason: In order to protect the visual amenities of the area.

Informatives:

1.       N19 - Avoidance of doubt.

2.      N15 - Reason(s) for the Grant of PP/LBC/CAC.

Variation of Condition 6 of planning permission DCCE2005/1017/F granting C1 use - hotel use only.  Now requesting both hotel and residential use.

Variation of Condition 6 of planning permission DCCE2005/1017/F granting C1 use - hotel use only.  Now requesting both hotel and residential use.

The Principal Planning Officer reported the receipt of correspondence from the applicant confirming that two units were currently being occupied in association with the hotel.

In accordance with the criteria for public speaking, Mr. Tully spoke against the application and Mr. Holloway spoke in support of the application.

In response to comments made by the speakers, the Principal Planning Officer reported that the dedicated off-street parking would remain attached to these units and, subject to this arrangement, the Traffic Manager had no objection to the application.

In response to a question from Councillor Mrs. M.D. Lloyd-Hayes, the Principal Planning Officer advised that the intention of the proposal was to provide a degree of flexibility for the use to alternate between residential and hotel accommodation.  He added that the situation with regard to Council Tax was unclear at that time and would be a matter for the Tax and Rates Section.

Councillor P.J. Edwards commented on the need to address objectors’ concerns about traffic and parking problems on Rockfield Road.  In response, the Principal Planning Officer advised that Rockfield Road was not an adopted highway but an informative note could be added to highlight the issues to potential occupiers.

Councillor Ms. A.M. Toon commented on the need for various types of tourist accommodation and questioned whether these units could be retained for this use.  The Central Team Leader acknowledged that there was strong support for the retention of tourist accommodation but there were no policies which specifically required tourist accommodation to be safeguarded within the city.  He emphasised that the proposal had to be considered on its own merits and residential use of the units was considered appropriate.

RESOLVED:

That planning permission be approved subject to the following conditions:

1.      A10 (Amendment to existing permission).

         Reason: For the avoidance of doubt.

2.      The apartments hereby permitted shall be occupied for C1 and C3 Use in association with Aylestone Court Hotel and for no other purpose within Class C of the Schedule of the Town and Country Planning (Use Classes) Order 1987 or in any provision equivalent to that Class in any statutory instrument revoking or re-enacting that Order with or without modification.

Reason: In order to clarify the terms of the permission and the interests of the amenity of the area.

3.            The five parking spaces identified within the curtilage of the hotel shall be for the sole use of the residents of the accommodation hereby permitted.

Reason: To prevent indiscriminate parking in the interests of highway safety.

Informatives:

1.      N15 - Reason(s) for the Grant of PP/LBC/CAC

2.      N19 - Avoidance of doubt.

Erection of 2 no 16000 bird, free range egg laying units.

Erection of 2 no 16000 bird, free range egg laying units.

The Principal Planning Officer reported the receipt of the comments of Ocle Pychard Parish Council.  The Sub-Committee was advised that the Parish Council had requested that other vehicle and lorry movements from the property also be included in the traffic management agreement.  Given the potential impact of traffic generated by the development, further works within the highway were proposed and included the provision of two passing bays, piping of a section of open ditch and minor works to some of the highway hedges.

Councillor R.M. Wilson, the Local Ward Member, commented on the need for the applicant to maintain the adjacent bridleway.  He also felt that existing traffic from the site should be included in the traffic management agreement.

The Principal Planning Officer outlined the responsibilities of landowners in respect of bridleways and drew attention to recommended condition 9 which would require the appropriate signage to safeguard the safety of users of the bridleway.  He also advised that a traffic management agreement could only be required in relation to the specific operation involved but an informative note could be added to highlight the preferred route for large vehicles.

RESOLVED:

Subject to there being no objection from Ocle Pychard Parish Council by the end of the consultation period and

Subject to Head of Legal and Democratic Services being authorised to complete a planning obligation under Section 106 of the Town and Country Planning Act 1990 by the 3rd January, 2007 in accordance with the Heads of Terms attached to this report and any additional matters and terms he considers appropriate,

Upon completion of the aforementioned planning obligation officers named in the Scheme of Delegation to Officers be authorised to issue planning permission subject to the following conditions and any further conditions considered necessary by officers.

1.      A02 (Time limit for submission of reserved matters (outline permission)).

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

2.      A03 (Time limit for commencement (outline permission)).

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

3.      A04 (Approval of reserved matters).

         Reason: To enable the local planning authority to exercise proper control over these aspects of the development.

4.      A05 (Plans and particulars of reserved matters).

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

5.      F18 (Scheme of foul and surface drainage disposal).

         Reason: In order to ensure that satisfactory drainage arrangements are provided.

6.      H13 (Access, turning area and parking).

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

7.      F32 (Details of floodlighting/external lighting).

         Reason: To safeguard local amenities.

8.      G08 (Retention of trees/hedgerows (outline applications)).

         Reason: To safeguard the amenity of the area.

9.      Prior to the commencement of development, details including scaled plans of the proposed signage and its location to be erected both during the construction  ...  view the full minutes text for item 126.

Convert existing house presently divided into three flats to six flats.

Convert existing house presently divided into three flats to six flats.

The Principal Planning Officer reported an additional letter of objection querying whether the applicants owned the land to create the new driveway.  It was reported that the applicants had confirmed that they had lawful ownership of the land.  It was also reported that, in response to suggestions made by nearby residents, the applicant had advised that it would not be possible to close the existing drive as third parties had legal rights to use the access.  However, further traffic calming was suggested in the form of ‘sleeping policemen’ on the access drive.  The applicants had commented that considerable expense was required to maintain New Court and this proposal provided an opportunity to ensure the survival of the listed buildings.

In accordance with the criteria for public speaking, Mr. Harrison spoke in objection to the application and Mr. Smith spoke in support of the application.

Councillor R.M. Wilson, the Local Ward Member, noted that the Conservation Manager had considered the application to be acceptable in principle.  It was also noted that the new access should reduce the amount of traffic using the existing access rather than increasing it.  He felt that adherence to recommended condition 2 was of particular importance.

A number of Members commented on the history of New Court and noted the high running costs of maintaining listed buildings.

RESOLVED:

Subject to receipt of suitably amended plans and additional information addressing the concerns of the Conservation Manager the Officers named in the scheme of delegation to Officers be authorised to issue planning permission subject to the following conditions and any additional conditions considered necessary by Officers.

1.      A01 (Time limit for commencement (full permission)).

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.      Details of the specification for the new access driveway shall be submitted for the approval in writing of the local planning authority prior to the commencement of the development hereby permitted. The proposed new access/driveway shall be constructed in accordance with the approved specification and made available for use prior to commencement of any other development.

         Reason: In the interests of highway safety.

3.      H13 (Access, turning area and parking).

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

4.      H03 (Visibility splays).

         Reason: In the interests of highway safety.

5.      G16 (Protection of trees covered by a Tree Preservation Order).

         Reason: To ensure the proper care and maintenance of the trees.

Informatives

1.      N15 - Reason(s) for the Grant of PP/LBC/CAC.

Proposed improvements to existing access and turning facilities.

Proposed improvements to existing access and turning facilities.

In response to a question from Councillor R.I. Matthews, the Principal Planning Officer advised that no comments had been received from Credenhill Parish Council.  Councillor Matthews noted that the proposal would enhance the visibility splay and, thereby, provide a safer access to the site.  He stressed the need to retain the existing hedgerow.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.      A01 (Time limit for commencement (full permission)).

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.      A09 (Amended plans) (2nd November 2006).

         Reason: To ensure the development is carried out in accordance with the amended plans.

3.      G01 (Details of boundary treatments).

         Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

4.      G05 (Implementation of landscaping scheme (general)).

         Reason: In order to protect the visual amenities of the area.

5.      G09 (Retention of trees/hedgerows).

         Reason: To safeguard the amenity of the area.

6.      F32 (Details of floodlighting/external lighting.

         Reason: To safeguard local amenities.

Informatives:

1.      N19 - Avoidance of doubt.

2.      N15 - Reason(s) for the Grant of PP/LBC/CAC.

New dwelling.

New dwelling.

The Principal Planning Officer advised that no comments had been received from Credenhill Parish Council.

Councillor R.I. Matthews, the Local Ward Member, supported the recommendation of approval subject to conditions.

In response to a question, the Principal Planning Officer confirmed that slab level and window details would be addressed through the conditions.

RESOLVED:

That outline planning permission be granted subject to the following conditions:

1.       A02 (Time limit for submission of reserved matters (outline permission)).

Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

2.       A03 (Time limit for commencement (outline permission)).

Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

3.      A04 (Approval of reserved matters) (delete access).

         Reason: To enable the local planning authority to exercise proper control over these aspects of the development.

4.      A05 (Plans and particulars of reserved matters) (delete access).

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

5.      E18 (No new windows in specified elevation) (side elevations).

         Reason: In order to protect the residential amenity of adjacent properties.

6.      F48 (Details of slab levels)

Reason: In order to define the permission and ensure that the development is of a scale and height appropriate to the site.

7.            H03 (Visibility Splays) (2.4 x 90).

Reason: In the interests of highway safety.

8.             H05 (Access Gates).

Reason: In the interests of highway safety.

9.             H06 (Vehicular Access Construction).

Reason: In the interests of highway safety.

10.         H09 (Driveway Gradient).

Reason: In the interests of highway safety.

11.         H12 (Parking and Turning - single house).

Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

Informatives:

1.      HN5 - Works within the highway.

2.      N19 - Avoidance of doubt.

3.      N15 - Reason(s) for the Grant of Planning Permission.

Proposed first floor extension.

Proposed first floor extension.

Councillor Mrs. P.A. Andrews, a Local Ward Member, noted that there were similar extensions in the locality and that this application was considered acceptable subject to conditions.

In response to a question, the Principal Planning Officer advised that there was existing parking to the rear of the property.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.     A01 (Time limit for commencement (full permission)).

        Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.     B02 (Matching external materials (extension)).

        Reason: To ensure the external materials harmonise with the existing building.

3.     E17 (No windows in side elevation of extension).

        Reason: In order to protect the residential amenity of adjacent properties.

4.     E19 (Obscure glazing to window).

        Reason: In order to protect the residential amenity of adjacent properties.

Informatives:

1.     N19 - Avoidance of doubt.

2.     N15 - Reason(s) for the Grant of Planning Permission.

Variation of Condition 4 of planning consent ref. no. DCCE2006/2424/F to permit movement of carts and support vehicles in the yard, and into and out of the yard between 6.00am and 10.00pm.

Variation of Condition 4 of planning consent ref. no. DCCE2006/2424/F to permit movement of carts and support vehicles in the yard, and into and out of the yard between 6.00am and 10.00pm.

The Central Team Leader suggested that consideration of the item be deferred to enable both the principal objector and the applicant to be represented at the meeting.

RESOLVED:

That consideration of the item be deferred.

First floor extension over existing garage.

First floor extension over existing garage.

The Principal Planning Officer reported the receipt of the comments of Hereford City Council (no objections).

RESOLVED:

That planning permission be granted subject to the following conditions:

1.      A01 (Time limit for commencement (full permission)).

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.      B02 (Matching external materials (extension)).

         Reason: To ensure the external materials harmonise with the existing building.

3.      E18 (No new windows in specified elevation).

         Reason: In order to protect the residential amenity of adjacent properties.

4.      F16 (Restriction of hours during construction).

         Reason: To protect the amenity of local residents.

Informatives:

1.      N01 - Access for all.

2.      N03 - Adjoining property rights.

3.      N15 - Reason(s) for the Grant of PP/LBC/CAC.

4.      N19 - Avoidance of doubt.

Change of use from residential to commercial office.

Change of use from residential to commercial office.

The Senior Planning Officer reported the receipt of an additional letter of objection.  The comments of the Economic Development Manager were also reported (the application was supported given the nature of the operation).  A further condition (F42 - Restrictions of Open Storage) was recommended in order to control external storage.

In accordance with the criteria for public speaking, Mr. Chapman spoke in support of the application.

Councillor W.J. Walling, a Local Ward Member, commented that he had reservations about the application initially but noted that the applicant had demonstrated sensitivity to the needs of the area, particularly with the recent high quality replacement of the roof.  He noted that there were other office uses in the locality, including the Council offices at Brockington, and felt that there was no reason to refuse the proposal.

In response to a question, the Senior Planning Officer confirmed that, unlike residential properties, commercial offices did not have any permitted development rights.

A number of Members felt that the change of use was unfortunate but did not consider that there were any material planning considerations to warrant refusal.  The Senior Planning Officer drew attention to recommended condition 4 (E27 -Personal Condition) which sought to safeguard the future use of the building.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.      A01 (Time limit for commencement (full permission)).

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.      E02 (Restriction on hours of delivery).

         Reason: To safeguard the amenities of the locality.

3.      E06 (Restriction on use).

         Reason: The local planning authority wish to control the specific use of the land/premises, in the interest of local amenity.

4.      E27 (Personal condition).

         Reason: The nature of the development is such that it is only considered acceptable in this location having regard to the applicant's special circumstances.

5.      H13 (Access, turning area and parking).

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

6.      H29 (Secure cycle parking provision).

         Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy.

7.         No goods, plant, material or machinery shall be deposited or stored outside the building hereby permitted.

         Reason: To protect the appearance of the locality.

Informatives:

1.      N01 - Access for all.

2.      N03 - Adjoining property rights.

3.      N15 - Reason(s) for the Grant of PP/LBC/CAC.

4.      N19 - Avoidance of doubt.

[Note: In accordance with Constitution SO 5.10.2, Councillor Mrs. P.A. Andrews wished it to be recorded that she abstained from voting on this item.]

Proposed two storey extension.

Proposed two storey extension.

The Central Team Leader recommended an additional condition (E15 – Restriction on Separate Sale) to ensure that the extension was used as ancillary accommodation to the main dwelling house.

Councillor W.J. Walling, a Local Ward Member, felt that the application was acceptable subject to conditions.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.      A01 (Time limit for commencement (full permission)).

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.      A09 (Amended plans).

         Reason: To ensure the development is carried out in accordance with the amended plans.

3.      B03 (Matching external materials (general)).

         Reason: To ensure the satisfactory appearance of the development.

4.      E18 (No new windows in specified elevation).

         Reason: In order to protect the residential amenity of adjacent properties.

5.      E19 (Obscure glazing to windows).

         Reason: In order to protect the residential amenity of adjacent properties.

6.      The extension hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 38 Hampton Dene Road.

         Reason: It would be contrary to the policy of the local planning authority to grant planning permission for a separate dwelling in this location.

Informatives:

1.      N03 - Adjoining property rights.

2.      N15 - Reason(s) for the Grant of PP/LBC/CAC.

3.      N19 - Avoidance of doubt.

Proposed new dwelling.

Proposed new dwelling.

In accordance with the criteria for public speaking, Mr. Mant spoke in objection to the application and Mr. Whyatt spoke in support of the application.

Councillor W.J. Walling, a Local Ward Member, commented that the plot was not as large as others in Ryder Close but was of sufficient size to accommodate some form of development.  He felt that the loss of part of the existing mature hedge was unfortunate but noted that this could not be controlled through planning legislation in this instance.

Other Members commented on the need to remove permitted development rights, for the appropriate siting of windows to minimise the impact of the development on adjacent properties and for suitable slab levels having regard to surrounding dwellings.

In response to concerns expressed by Members, the Central Team Leader advised that this was an application for outline planning permission with all matters reserved.  He commented that the layout was indicative and a reserved matters application would need to demonstrate that a detailed scheme could be satisfactorily accommodated.  He added that it was likely that objections would be received to a reserved matters application and, therefore, was likely to be submitted for the Sub-Committee’s consideration in the future.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.      A02 (Time limit for submission of reserved matters (outline permission)).

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

2.      A03 (Time limit for commencement (outline permission)).

         Reason: Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

3.      A04 (Approval of reserved matters).

         Reason: To enable the local planning authority to exercise proper control over these aspects of the development.

4.      E16 (Removal of permitted development rights).

         Reason: [Special Reason].

5.      E17 (No windows in side elevation of extension).

         Reason: In order to protect the residential amenity of adjacent properties.

6.      F16 (Restriction of hours during construction).

         Reason: To protect the amenity of local residents.

7.      F18 (Scheme of foul drainage disposal).

         Reason: In order to ensure that satisfactory drainage arrangements are provided.

8.      F22 (No surface water to public sewer).

         Reason: To safeguard the public sewerage system and reduce the risk of surcharge flooding.

9.      G05 (Implementation of landscaping scheme (general)).

         Reason: In order to protect the visual amenities of the area.

10.    H03 (Visibility splays).

         Reason: In the interests of highway safety.

11.    H06 (Vehicular access construction).

         Reason: In the interests of highway safety.

12.    H09 (Driveway gradient).

         Reason: In the interests of highway safety.

13.    H10 (Parking - single house).

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

Informatives:

1.      N03 - Adjoining property rights.

2.      HN05 - Works within the highway.

3.      N15 - Reason(s) for the Grant of PP/LBC/CAC.

4.      N19 - Avoidance of doubt.

Wednesday 17th January, 2007.

17th January, 2007.