To receive apologies for absence.

Apologies for absence were received from Councillors H Davies, DW Greenow, B Hunt, RI Matthews and PM Morgan.

To receive details any details of Members nominated to attend the meeting in place of a Member of the Committee.

The following named substitutes were appointed:-

Councillor PA Andrews for Councillor H Davies.

Councillor JB Williams for Councillor B Hunt.

Councillor PJ McCaull for Councillor RI Matthews

Councillor MJ Fishley for Councillor PM Morgan.

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

The following interests were declared

To approve and sign the Minutes of the meeting held on 3rd July, 2009.

RESOLVED: That the Minutes of the meeting held on 3rd July, 2009 be approved as a correct record and signed by the Chairman, subject to

(i)                 the inclusion of the name of Councillor PJ Edwards in the list of those present; and

(ii)               a declaration of personal interest by Councillor RC Hunt in respect of Item 11, Minute No 27 - DCNC2009/0435/CD & DCNC2009/0436/L - proposed extensions and alterations to Grange Court, Pinsley Road, Leominster

To receive any announcements from the Chairman.

There were no announcements from the Chairman.

To receive the attached report of the Central Area Planning Sub-Committee meeting held on 22nd July, 2009.

RESOLVED: That the report of the meeting held on 22nd July, 2009 be received and noted.

To receive the attached report of the Northern Area Planning Sub-Committee meeting held on 1st and 29th July, 2009.

RESOLVED: That the report of the meeting held on 1st and 29th July, 2009 be received and noted.

To receive the attached report of the Southern Area Planning Sub-Committee meeting held on 8th July, 2009.

RESOLVED: That the report of the meetings held on 8th July, 2009 be received and noted.

To inform members of the comments received to the Draft Planning Archaeology and Development Supplementary Planning Document (SPD) published for consultation purposes in June 2008, and to consider appropriate changes.

Wards: County-wide

The Conservation Manager presented a report about the comments received to the Draft Planning Archaeology and Development Supplementary Planning Document (SPD) which had been published for consultation purposes in June 2008. The document formed part of the Council’s Local Development Framework and set out the Council’s policy and approach to dealing with archaeology and development.  It expanded upon and provides additional information and guidance in support of policies and proposals in the Herefordshire Unitary Development Plan.  It followed Government guidance planning set out within Planning Policy Guidance 16 (PPG 16) and its purpose was to make the Council’s policies and practices clear to interested parties.  When adopted, it would be a material consideration in the determination of planning applications.  The aims of the SPD were to:

·         provided as much certainty as possible to landowners, prospective developers and other interested parties;

·         ensure a uniform application of policy;

·         ensure the process was fair and transparent; and

·         facilitate a speedier response from the Council to development proposals.

The SPD would therefore assist in pre-application discussions and provide a transparent and accountable procedure by which archaeology and development matters were dealt with by the Council.  Although there had been a limited response during the consultation period, the comments received had been helpful and had led to amendments being recommended, which would result in a more informed and inclusive document.  The Committee agreed with the changes proposed to the SPD by the Conservation Manager together with the way in which it should be incorporated into the Council’s planning policies.

RESOLVED

that it be recommended to Cabinet that the draft SPD on Archaeology and Development be amended as set out in the report of the Head of Planning and Transportation, and adopted as part of the Council’s Local Development Framework.

For:      S T Walker & Duckham per Herefordshire Council 14 The Tything Worcester  WR1 1HD

Ward: Leominster South

The Northern Team Leader said that the application had been deferred by the Planning Committee at its meeting on 3rd July 2009 when officers had been requested to undertake further negotiations about the proposal to remove an Austrian Black Pine and the Victorian staircase as part of the scheme.  The report had been updated to take account of these matters and the additional representations which had been received about the proposals.  The applicants had made no changes to the scheme since it was considered by the Committee.

the following additional representations had been received since the report was revised:-

Information has been submitted regarding the economic benefits of the proposal and the losses involved should the development not take place. These indicate a net increase in jobs as a result of 21, with an estimated annual earning of £426k. It is estimated that the economic loss of the development not taking place would be £2.8m from initial capital investment plus the aforementioned.

Further information has also been received setting out why the Austrian Black Pine was categorised as it was. This included a reference to risk as the tree is in a publicly accessible location.

Additionally comments have been submitted countering some of the comments of MADE, explaining the rationale for the design options chosen.

The architect also queries the need for the condition restricting access to the rear of the site to pedestrian only, on the basis that no change of use is involved.

A further letter and plan has been received on behalf of Mr Gaskin, advising that notwithstanding his previous comments about the principle of the scheme to begin with, there are matters of privacy which could be addressed through amendments to the part of the building closest to his boundary.

A further letter has also been received from Mrs Smith, a local resident, reiterating her original concerns.

The view of the Officers was that highway safety issues had lead to the requirement for rear access to be restricted to pedestrians only.  Although the application involved a change of use, it was not the determining issue as to whether the condition was necessary.  The privacy issue raised by Mr Gaskin was addressed in para 6.23 of the report. The window in the gable of the wing adjacent to his boundary was a high level window providing light to the building.

Councillor RC Hunt, one of the Local Ward Members, said that the decision to defer consideration of the application had proved to be a good one because it had given time for the applicants to arrange a public meeting where the project had been fully explained and all the concerns addressed. The black pine, which had already had to have a number of boughs removed and needed further work, would be replaced with a new one.  Although the scheme required the removal of most of the Victorian staircase, part of it would be retained and incorporated into the new scheme and photos of it would be  ...  view the full minutes text for item 27.

For:      Mr B Williams per AMEY, Caburn House, Brooks Road, Lewes, East Sussex BN7 2BY

Ward: Ross-on-Wye East

A report was presented by the Southern Team Leader about a planning application for the erection of a two-storey extension to the rear and alterations to the library building at Ross-on-Wye.  The proposal involved the demolition of a freestanding garage and its replacement with an extension. The scheme would enable the delivery of an enhanced community facility and also incorporate the Council information service which was located in Swan House, Edde Cross Street.  He provided the Committee with details about the proposals and said that the following representations had been received:-

Conservation Manager (Landscapes and Biodiversity):  Having regard to the poor physiological condition and life expectancy of less than 10 years, no objection is raised to the removal of the Silver Birch Tree.

Conservation Manager (Building Conservation):  Expresses the view that the redesigned monopitch roof to the lift tower would read as a continuation of the main library roof and would not appear so incongruous in three dimensions as the elevation drawings suggest:  No objection.

An additional letter of representation has been received regarding the loss of the Silver Birch tree.

It was reported that the Conservation Manager has no objection to the removal of the Silver Birch, although its contribution to visual amenity was recognised.  Moreover, the redesigned lift shaft roof was considered more appropriate than the formerly proposed pyramidal roof.

Having considered the proposals and the favourable views of Local Ward Members, The Committee was agreeable to the application

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       B03 (Amended plans )

Reason: To ensure the development is carried out in accordance with the amended plans and to comply with the requirements of Policy DR1 of Herefordshire Unitary Development Plan

3       C01 (Samples of external materials )

Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

4       D04 (Details of window sections, eaves, verges and barge boards )

Reason:  To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of the Herefordshire Unitary Development Plan,

5       F16 (No new windows in specified elevation )

Reason: In order to protect the residential amenity of adjacent properties and to comply with Policy H18 of Herefordshire Unitary Development Plan.

6       F17 (Obscure glazing to windows )

Reason: In order to protect the residential amenity of adjacent properties and to comply with Policy H18 of Herefordshire Unitary Development Plan.

7       G09 (Details of Boundary treatments )

Reason: In the interests of visual amenity, to ensure the development has an acceptable standard of privacy and to conform to Policy DR1 of Herefordshire Unitary Development Plan.

8       G10 (Landscaping scheme )

Reason: In order to maintain the visual amenities of the area and  ...  view the full minutes text for item 28.

For:Taylor Wimpey per Focus on Design, The Old Brewery, Lodway, Pill, Bristol, BS20 0DH

Ward: St. Martins & Hinton

The Principal Planning Officer said that the application had been referred to the Committee because the Central Area Planning Sub-Committee at its meeting on 22nd July 2009 was mindful to refuse planning permission contrary to the Council’s Planning Policies and Officer recommendation.  The Sub-Committee had been particularly concerned about the increased density of the development and the manner in which the total number of units had incrementally increased across the site as a whole over the last 4 years or so.  Members had commented on the quality of the scheme in terms of the design of the houses and problems that had occurred within Phase 2 where they felt there had been insufficient parking and the roads were very narrow.  Particular reference was made to policy H15 of the Herefordshire Unitary Development Plan (UDP) and it was felt that the density of the proposed development was unacceptably high.  Since the decision to refuse the application, the applicants had considered the concerns of the Sub-Committee and the reasons for refusal.  As a result, the proposed development had been amended through the deletion of 3 dwellings reducing the total to 9.  

The application sought permission to re-plan part of Phase 3 of the previously approved residential development on the former SAS camp off Bullingham Lane.  Reserved matters approval was granted on 19th August 2008 for Phase 3 comprising 151 units, taking the total for the site up to 608.  Part of this approval had been implemented and completed.  The UDP allocation was 500 units in the first deposit draft; this followed the 2001 outline permission for the site as a whole which estimated numbers at 500.  However, the outline permission was not restricted in numbers. This was subsequently increased to 600 units in the adopted UDP following representations by the developer.  The application with the revisions would retain the total number of dwellings at 608. 

The Principal Planning Officer said that the Traffic Manager had confirmed that he had no objection to the amended plans. All outstanding issues had been resolved and he therefore changed his recommendation to one of approval.

In accordance with the criteria set out in the Council’s Constitution, Councillor AT Oliver having registered a prejudicial interest, spoke against the application and then withdrew from the meeting.  Councillor RC Chappell, one of the Local Ward Members had some reservations about the provision of car parking but overall was in favour of the proposals.  The Committee did not feel that there were sufficient grounds to refuse the application and therefore decided that it should be approved.

RESOLVED

That the application be approved subject to the following conditions and any further conditions considered to be necessary by Officers:

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

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

2.      During the construction no machinery shall be operated, no process shall be carried out and no deliveries taken at or despatched from the site outside the  ...  view the full minutes text for item 29.

For:      Mr P Morgan per AEDAS Architects, 1st Floor, Clifton Heights, Clifton, Bristol, BS8 1EJ

Ward: St. Martins & Hinton

The Central Team Leader presented a report about a planning application for a new school for Hereford Academy at Marlbrook Road, Redhill, Hereford.  The site occupied by Hereford Academy formed the former schools of Grafton, Haywood, Wyebridge Senior Schools and Marlbrook Primary School.  This proposal was to replace all the buildings on site with a new school, 6th Form and community building together with sports pitches.  He outlined the main features of the proposals and presented the following updates:-

The applicants have confirmed that due to internal height restrictions the Sports hall roof has been increased by approx. 0.50m. This does not however increase the overall height as the coloured ventilation wraps will still be at 11m.

Highways Agency still awaiting additional information and therefore maintain the holding objection.

Conservation Manager (Archaeology) have reviewed the Archaeological Report and whilst the majority of the site is of low archaeological potential there is an area in the south east corner which has a degree of sensitivity. However mitigation through conditions can be achieved. Accordingly subject to the imposition of conditions to secure a programme of archaeological works and foundation design the proposal is acceptable.

A neighbour has raised concerns that the all weather pitch will create noise pollution into the evening in an area which is quiet at night and that it should be switched with the rugby pitch which is not floodlit.

The Environmental Health and Trading Standards Officers had reviewed the application and had raised no objections.  Because of the layout of the site, there was insufficient room to switch the all-weather pitch with the rugby pitch but its usage would be restricted to 10:00 pm to protect the amenity of local residents.  Enhanced landscaping would be considered along the boundary of the all-weather pitch to help with this aspect.

CHANGE TO RECOMMENDATION

Change by removing Archaeology and add conditions E01 (site investigation) E04 (foundation design).

In accordance with the criteria for public speaking, Mr Whitmey, a school governor, spoke in favour of the application

Councillor ACR Chappell, a local Ward Member commended the work that had been done by the school governors, staff and the officers involved in arriving at such significant proposals for the education and community facilities that would be provided at the Academy.  These sentiments were echoed by the Committee.

RESOLVED

That subject to the removal of the objection from the Highways Agency, the Officers named in the Scheme of Delegation to Officers be authorised to approve the application subject to the following conditions including E01 (site investigation) E04 (foundation design); and any further 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.      C01 (Samples of external materials).

         Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

3.      E03 (Site observation – archaeology)

         Reason: To  ...  view the full minutes text for item 30.

18th September & 23rd October, 2009

23rd October & 4th December 2009