The Vice-Chairman, speaking from the Chair, informed the Sub-Committee that the Chairman, Councillor P.G. Turpin, was suffering with ill health and would not be present at the meeting. Members asked for a message of goodwill to be sent to Councillor Turpin on behalf of the sub-committee.

 

Members were advised that the planning application submitted by Estech would be determined by the Southern Area Planning Sub-Committee at 10:00 a.m. on 25th October, 2006. The local Ward Member, Councillor D.C. Taylor felt that it may be beneficial to hold a site inspection prior to the application being heard. A site inspection was proposed on all three grounds.

 

RESOLVED:

 

That a site inspection be held in relation to application DCSW2003/3281/N for the following reasons:

 

• The character or appearance of the development itself is a fundamental planning consideration.
• A judgement is required on visual impact
• The setting and surroundings are fundamental to the determination or to the conditions being considered.

To receive apologies for absence.

Apologies were received from Councillor P.G. Turpin.

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

The following declarations of interest were made:

 

Councillor	Item	Interest
G. Lucas	Item 6 – (DCSE2006/2206/F – The Chase Hotel, Gloucester Road, Ross-on-Wye, HR9 5LH)   Erection of 9 apartments and associated parking.	Declared a prejudicial interest and left the meeting for the duration of the item.
H. Bramer	Item 16 – (DCSE2006/1726/F – Woodedge, Ross-on-Wye, Herefordshire)   Replacement of the existing development of 42 concrete panel houses collectively known as Woodedge, plus a single masonry dwelling (11 Walford Avenue) with 53 new dwellings and associated infrastructure.	Declared an interest which was exempted by the fact that the application related to an organisation where the Member had been appointed by the Council to represent the authority.
J.B. Williams	Item 16 – (DCSE2006/1726/F – Woodedge, Ross-on-Wye, Herefordshire)   Replacement of the existing development of 42 concrete panel houses collectively known as Woodedge, plus a single masonry dwelling (11 Walford Avenue) with 53 new dwellings and associated infrastructure.	Declared an interest which was exempted by the fact that the application related to an organisation where the Member had been appointed by the Council to represent the authority.

 

To approve and sign the Minutes of the meeting held on 30th August, 2006.

RESOLVED:   That the Minutes of the meeting held on 30th August, 2006 be approved as a correct record and signed by the Chairman.

To note the contents of the attached report of the Head of Planning Services in respect of the appeals received or determined for the southern area of Herefordshire.

The Sub-Committee noted the Council’s current position in respect of planning appeals for the southern area of Herefordshire.

Proposed residential development.

Proposed residential development.

 

The Southern Team Leader requested that an informative be added to the recommendation limiting the number of dwellings permitted on the site to five.

 

In accordance with the criteria for public speaking, Mr. Parkinson, a local resident, spoke against the application.

 

Councillor M.R. Cunningham, one of the local Ward Members, agreed with the points raised by the local residents and felt that there were concerns regarding parking and congestion in the area, he also felt that the development could be visually overpowering to neighbouring dwellings.

 

In response to the points raised by the Local Ward member, the Principal Planning Officer advised Members that the application was seeking outline planning permission and that the indicative layout plans did not form part of the application. He also confirmed that the Traffic Manager had raised no objection to the application.

 

In response to a question raised by Councillor G.W. Davis, the Southern Team Leader advised Members that the track along the northern boundary of the site would have to be widened to a minimum of 3.5 metres. This matter would have to be resolved prior to any building works being commenced.

 

A number of Members supported the views of the Local Ward Member. Comments were made about the Traffic Manager’s views and it was felt that traffic congestion had been underestimated.

 

RESOLVED:

 

That:   (i)    The Southern Area Planning Sub-Committee is minded to refuse the application subject to the reasons for refusal set out below (and any further reasons for refusal felt to be necessary by the Head of Planning Services) provided that the Head of Planning Services does not refer the application to the Planning Committee:

 

                    A) Traffic Safety and congestion

                    B) Proposed density and an overbearing impact on nearby houses

 

(ii)   If the Head of Planning Services does not refer the application to the Planning Committee, Officers named in the Scheme of Delegation to Officers be instructed to refuse the application subject to such reasons for refusal referred to above.

 

[Note:            Following the vote on this application, the Development Control Manager advised that he would refer the decision to the Head of Planning Services.]

 

 

 

Erection of 9 apartments and associated parking.

Erection of 9 apartments and associated parking.

 

The Principal Planning Officer reported the receipt of a letter of support from the Council’s Cultural Services Manager. He also reported the receipt of comments from the Environmental Health Officer, who raised no objection, and a letter from the applicant’s agent, in support of the application. 

 

In accordance with the criteria for public speaking, Mr. Mantle, a local resident, spoke against the application and Mr. Porter, the applicant, spoke in support of it.

 

Councillor Mrs. C.J. Davis, one of the Local Ward Members, felt that it would be difficult to refuse the application, as the Inspector had raised no objection to block A during the appeal.

 

Councillor Mrs. A.E. Gray felt that granting the application could have an adverse effect on the antiquated sewerage system in the area. She noted the comments by Welsh Water but felt that there were still serious issues regarding sewerage in Ross-on-Wye. In response to the concerns regarding sewerage, the Principal Planning Officer advised Members that conditions had been included in the recommendation ensuring that the granting of the application would not have an adverse effect on the sewerage system.

 

Councillor J.G. Jarvis felt that the previous planning approval for a leisure facility at the Chase Hotel would be preferable to the current application for residential dwellings. Councillor M.R. Cunningham concurred with the points raised by Councillor J.G Jarvis and felt that approving the current application would be detrimental to the future growth of the hotel.

 

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.      B01 (Samples of external materials)

 

         Reason: To ensure that the materials harmonise with the surroundings.

 

3.      G04 (Landscaping scheme (general))

 

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

 

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

 

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

 

5.      F16 (Restriction of hours during construction)

 

         Reason: To protect the amenity of local residents.

 

6.      E16 (Removal of permitted development rights)

 

         Reason: To protect the parkland character of The Chase Hotel grounds.

 

7.      F32 (Details of floodlighting/external lighting)

 

         Reason: To safeguard local amenities.

 

8.      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.

 

9.      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.

 

10.    W01 (Foul/surface water drainage)

 

         Reason: To protect the integrity of the public sewerage system.

 

11.    W02 (No surface water to connect to public system)

 

         Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.

 

12.    W03 (No drainage run-off to public system)

 

         Reason: To prevent hydraulic overload of the public sewerage  ...  view the full minutes text for item 53.

Erection of summerhouse and shed (retrospective application).

Erection of summerhouse and shed (retrospective application).

 

The Senior Planning Officer reported the receipt of a letter from Ross Civic Society who objected to the application. He also reported the receipt of comments from the Highways Agency who had no objection to the application.

 

RESOLVED

 

That planning permission be granted

 

Informative(s):

 

1.      N19 - Avoidance of doubt

 

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

Proposed replacement dwelling including removal of existing unoccupied house with new dwelling, to have re-arranged vehicular access from Lyston Lane.

Proposed replacement dwelling including removal of existing unoccupied house with new dwelling, to have re-arranged vehicular access from Lyston Lane.

 

The Planning Officer reported the receipt of a letter and amended plans from the applicant. She advised Members that the amended plans did not overcome the concerns raised by the traffic manager.

 

In accordance with the criteria for public speaking, Mrs. Ing, the applicant, spoke in support of the application.

 

Councillor G.W. Davis, the Local Ward Member noted that there was a great deal of support for the application from local residents. He felt that granting the application would have a beneficial impact on the area and moved that the application be granted against Officers recommendation.

 

In response to a question from Councillor J.W. Edwards, the Southern Team Leader advised Members that the application could not have been approved under delegated powers as it was contrary to policy and was therefore recommended for refusal. He advised them that the replacement dwelling was not comparable in size and scale to the original dwelling and the application was therefore contrary to policy H20(e) of the Hereford  and Worcester County Structure Plan, policy GD1, C1 and SH21 of the South Herefordshire District Local Plan and policy DR1 and H7 of the Herefordshire Unitary Development Plan.

 

RESOLVED

 

The Southern Area Planning Sub-Committee is minded to approve the application subject to the conditions set out below (and any further conditions felt to be necessary by the Head of Planning Services) provided that the Head of Planning Services does not refer the application to the Planning Committee.

 

            a) No conditions recommended

 

If the Head of Planning Services does not refer the application to the Planning Committee, officers named in the Scheme of Delegation to Officers be instructed to approve the application to such conditions referred to above.

 

[Note:            Following the vote on this application, the Development Control Manager advised that he would refer the decision to the Head of Planning Services.]

Widen new dwelling by 1m along its length (approved under DCSW2005/2216/F)

Widen new dwelling by 1m along its length (approved under DCSW2005/2216/F)

 

Councillor G.W. Davis, the Local Ward Member, noted that the existing building would have been extremely small and felt that the increase in size was reasonable. He noted that the Parish Council had not objected to the application and felt that it should be approved contrary to the Officer’s recommendation.

 

In response to the points raised by the Local Ward Member, the Development Control Manager advised Members that planning policies required replacement dwellings to be a similar size and scale to the existing dwelling. He noted that the existing dwelling was 7m high at the ridge but the new dwelling was 8.6m high, he therefore felt that this application was contrary to policy.

 

RESOLVED

 

The Southern Area Planning Sub-Committee is minded to approve the application subject to the conditions set out below (and any further conditions felt to be necessary by the Head of Planning Services) provided that the Head of Planning Services does not refer the application to the Planning Committee.

 

            a) No conditions recommended

 

If the Head of Planning Services does not refer the application to the Planning Committee, officers named in the Scheme of Delegation to Officers be instructed to approve the application to such conditions referred to above.

 

[Note:            Following the vote on this application, the Development Control Manager advised that he would not refer the decision to the Head of Planning Services.]

New dwelling.

New dwelling.

 

RESOLVED

 

That planning permission be granted subject to the following conditions:

 

1.      B01 (Samples of external materials)

 

         Reason: To ensure that the materials harmonise with the surroundings.

 

2.      E.18 (No new windows in specified elevation)

 

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

 

Informative(s):

 

1.      N09 - Approval of Reserved Matters

 

2.      N19 - Avoidance of doubt

 

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

Conversion of barn to form ancillary living accommodation to main dwelling and for occasional letting purposes.

Conversion of barn to form ancillary living accommodation to main dwelling and for occasional letting purposes.

 

The Principal Planning Officer reported the receipt of a letter of objection from a neighbouring resident.

 

Councillor J.B. Williams noted the concerns regarding the right of way but felt that this was a civil matter was not a material planning consideration.

 

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.      B01 (Samples of external materials)

 

         Reason: To ensure that the materials harmonise with the surroundings.

 

3.      C02 (Approval of details)

 

         Reason: To safeguard the character and appearance of this building of  architectural and historical interest.

 

4.      E29 (Occupation ancillary to existing dwelling only (granny annexes))

       

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

 

5.      A12 (Implementation of one permission only)

 

         Reason: To prevent over development of the site.

 

Informative(s):

 

1.      N19 - Avoidance of doubt

 

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

Erection of three-storey office block, amended car parking and landscaping.

Erection of three-storey office block, amended car parking and landscaping.

 

The Principal Planning Officer asked Members to amend the recommendation to allow Officers to refuse the application under delegated powers if either Welsh Water or the Environment Agency failed to withdraw their representations by 17th October, 2006. He also reported the receipt of comments from the Environmental Health Officer, the Traffic Manager, Ross Rural Parish Council, Welsh Water, and the Environment Agency.

 

Councillor Mrs. A.E. Gray, one of the Local Ward Members, felt that there were serious issues regarding the sewerage system in the area. She felt that if the issues regarding surface water could not be resolved then the application should be refused.

 

Councillor Mrs. C.J. Davis, the other Local Ward Member, noted the concerns raised by the Parish Council. She felt that the application would be visually overpowering and felt that it should be refused.

 

RESOLVED:

 

That:   (i)    The Southern Area Planning Sub-Committee is minded to refuse the application subject to the reasons for refusal set out below (and any further reasons for refusal felt to be necessary by the Head of Planning Services) provided that the Head of Planning Services does not refer the application to the Planning Committee:

 

a)  Drainage concerns

b)  Concerns regarding flooding

c)  The proposed dwelling is visually overpowering

 

(ii)   If the Head of Planning Services does not refer the application to the Planning Committee, Officers named in the Scheme of Delegation to Officers be instructed to refuse the application subject to such reasons for refusal referred to above.

 

[Note:            Following the vote on this application, the Development Control Manager advised that he would not refer the decision to the Head of Planning Services.]

Proposed additional 3 no. residential dwellings (The Vineyard Annex).

Proposed additional 3 no. residential dwellings (The Vineyard Annex).

 

The Principal Planning Officer requested that the recommendation be amended to allow Officers to grant planning permission on receipt of suitably amended plans from the applicant.

 

Councillor Mrs. A.E. Gray, one of the Local Ward Members felt that the hipped roofs should be retained from the original design.

 

The Principal Planning Officer confirmed that although the terrace was now staggered, the hipped roofs could be retained and a suitable condition could be added to the resolution.

 

RESOLVED

 

That subject to the receipt of suitably amended plans, 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.         B01 (Samples of external materials)

 

Reason: To ensure that the materials harmonise with the surroundings.

 

4.         G01 (Details of boundary treatments)

 

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

 

5.         G04 (Landscaping scheme (general))

 

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

 

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

 

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

 

7.         E16 (Removal of permitted development rights)

 

Reason: To protect the amenities of neighbours.

 

8.         H08 (Access closure)

 

Reason: To ensure the safe and free flow of traffic using the adjoining County highway.

 

9.         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.

 

Informatives:

 

1.         N19 - Avoidance of doubt

 

2.         HN01 - Mud on highway

 

3.         HN05 - Works within the highway

 

4.         HN10 - No drainage to discharge to highway

 

5.         HN22 - Works adjoining highway

 

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

Erection of one dwelling.

Erection of one dwelling.

 

In accordance with the criteria for public speaking, Mr. Smith, the applicant’s agent, spoke in support of the application.

 

RESOLVED

 

That planning permission be granted subject to the following conditions:

 

1.         A01 (Time limit for commencement (26 February 2008))

 

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

 

2.         B01 (Samples of external materials)

 

Reason: To ensure that the materials harmonise with the surroundings.

 

3.         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.

 

4.         The foul drainage from the proposed development shall be discharged to a treatment plant which meets the requirements of British Standard BS 6297: 1983, and which is provided in accordance with the details submitted dated July 2006 (including drawing no 584:01/02A) unless otherwise agreed in writing by the local planning authority.

 

Reason:  To provide a satisfactory method of foul drainage and prevent pollution of the water environment.

 

5.         Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls.  The volume of the bunded compound shall be at least equivalent to the capactity of the tank plus 10%.  If there is multiple tankage, the compound shall be at least equivalent to the capacity of the largest tank, vessel or the combined capacity of interconnected tanks or vessels plus 10%.  All filling points, associated pipework, vents, gauges and sight glasses must be located within the bund or have separate secondary containment.  The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata.  Associated pipework shall be located above ground and protected from accidental damage.  All filling points and tank/vessels overflow pipe outlets shall be detailed to discharge downwards into the bund.

 

Reason:  To prevent pollution of the water environment.

 

6.         D03 (Site observation - archaeology)

 

Reason: To allow the potential archaeological interest of the site to be investigated and recorded.

 

7.         G04 (Landscaping scheme (general))

 

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

 

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

 

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

 

9.         G01 (Details of boundary treatments)

 

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

 

10.       E16 (Removal of permitted development rights)

 

Reason:  To protect the amenities of neighbours.

 

11.       F18 (Scheme of foul drainage disposal )

 

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

 

12.       H03 (Visibility splays)

 

Reason: In the interests of highway safety.

 

13.       H05 (Access gates)

 

Reason: In the interests of highway safety.

 

14.       H06 (Vehicular access construction)

 

Reason: In the interests of highway safety.

 

15.       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.         HN01 - Mud on highway

 

2.         HN05 -  ...  view the full minutes text for item 61.

Variation of condition 1 on planning permission SE2001/1651/F.

Variation of condition 1 on planning permission SE2001/1651/F.

 

The Principal Planning Officer reported the receipt of a further letter of objection from a local resident, he also reported the receipt of comments from the Environmental Health Officer and the Traffic Manager, who had no objections to the application.

 

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

 

RESOLVED

 

That planning permission be granted subject to the following conditions:

 

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

 

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

 

2.         B01 (Samples of external materials)

 

            Reason: To ensure that the materials harmonise with the surroundings.

 

3.         B05 (Alterations made good)

 

            Reason: To maintain the appearance of the building.

 

4.         B07 (Stonework laid on natural bed)

 

            Reason: In the interests of conserving the character of the building.

 

5.         B10 (Details of cladding (agricultural and industrial buildings)

 

            Reason: To minimise the visual impact of the development.

 

6.         C04 (Details of window sections, eaves, verges and barge boards)

 

Reason: To safeguard the character and appearance of this building of architectural or historical interest.

 

7.         C05 (Details of external joinery finishes)

 

Reason: To safeguard the character and appearance of this building of architectural or historical interest.

 

8.         C06 (External finish of flues)

 

Reason: To safeguard the character and appearance of this building of architectural or historical interest.

 

9.         C09 (External repointing)

 

Reason: To safeguard the character and appearance of this building of architectural or historical interest.

 

10.       C10 (Details of rooflights)

 

Reason: To ensure the rooflights do not break the plane of the roof slope in the interests of safeguarding the character and appearance of this building of architectural or historical interest.

 

11.       C11 (Specification of guttering and downpipes)

 

Reason: To safeguard the character and appearance of this building of architectural or historical interest.

 

12.       RB1 (No Permitted Development)

 

Reason:  To ensure the character of the original conversion scheme is maintained.

 

13.       The offices and holiday accommodation hereby permitted shall be retained and used for the purpose intended at all times and shall not be converted to or used as living accommodation.

 

            Reason:  To define the terms of this planning permission.

 

14.       The offices and holiday accommodation shall be retained as part of the residential use hereby permitted and shall not be sold separately from each other.

 

Reason:  It would be contrary to the policy of the local planning authority to grant consent for separate offices and holiday accommodation in this location.

 

15.       F18 (Scheme of foul drainage disposal)

 

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

 

16.       F19 (Drainage in accordance with approved plans)

 

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

 

17.       F32 (Details of floodlighting/external lighting)

 

            Reason: To safeguard local amenities.

 

18.       G01 (Details of boundary treatments)

 

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

 

19.       G04 (Landscaping scheme (general))

 

            Reason: In order to protect  ...  view the full minutes text for item 62.

Replacement of the existing development of 42 concrete panel houses collectively known as Woodedge, plus a single masonry dwelling (11 Walford Avenue) with 53 new dwellings and associated infrastructure.

Replacement of the existing development of 42 concrete panel houses collectively known as Woodedge, plus a single masonry dwelling (11 Walford Avenue) with 53 new dwellings and associated infrastructure.

 

The Principal Planning Officer advised Members of an error in the appendix to the report titled ‘Draft Heads Of Terms’. He confirmed that the sum required for provision of open space was £11,570 and not £12,600 as listed in the appendix.

 

Councillor Mrs. A.E. Gray, one of the Local Ward Members, felt that granting the application would have a beneficial impact on the lives of the local residents. She was however concerned that the construction road could be dangerous to children playing at the nearby play area.

 

In response to the point raised by the Local Ward Member, the Development Control Manager noted that Health and Safety issues would have to be resolved by the Developer.

 

RESOLVED

 

That

 

1)              subject to submission of acceptable revised site layout drawings the Legal Practice Manager be authorised to complete a planning obligation agreement under Section 106 Town and Country Planning Act 1990 to ensure

 

(a)            provision of affordable housing

(b)       a contribution towards off-site improvements to public open space and play facilities

 

2)         Upon completion of the aforementioned planning obligation that the officers named in the Scheme of Delegation to Officers be authorised to issue planning permission 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.         B01 (Samples of external materials)

 

Reason: To ensure that the materials harmonise with the surroundings.

 

3.         G01 (Details of boundary treatments)

 

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

 

4.         G04 (Landscaping scheme (general))

 

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

 

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

 

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

 

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.         W01 (Foul/surface water drainage)

 

Reason: To protect the integrity of the public sewerage system.

 

8.         W02 (No surface water to connect to public system)

 

Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.

 

9.         W03 (No drainage run-off to public system)

 

Reason: To prevent hydraulic overload of the public sewerage system and pollution of the environment.

 

10.       W04 (Comprehensive & Integratred draining of site)

 

Reason:  To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs to the environment or the existing public sewerage system.

 

11.       H11 (Parking - estate development (more than one house))

 

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

 

12.       H18 (On site roads - submission of details)

 

Reason: To ensure  ...  view the full minutes text for item 63.