Apologies were received from Councillors PJ Edwards, DW Greenow, and A Seldon.

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

Councillor WLS Bowen substituted for Councillor PJ Edwards and Councillor EPJ Harvey for Councillor A Seldon..

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

Agenda item 10: 162016 – Stone Cottage, Common Hill, Fownhope, Hereford

Councillors PGH Cutter, J Hardwick and EJ Swinglehurst declared non-pecuniary interests as members of the Wye Valley AONB Joint Advisory Committee.

Councillor EL Holton declared a non-pecuniary interest because she knew Councillor Durkin.

To approve and sign the Minutes of the meeting held on 24 August 2016.

RESOLVED:   That the Minutes of the meeting held on 24 August 2016 be approved as a correct record and signed by the Chairman.

The Chairman reminded Members that a joint Nutrient Management Plan Seminar for members of Powys and Herefordshire Council had been arranged for Tuesday 20th September 2016 at the Baskerville Arms, Clyro.

Proposed extension to existing factory building and erection of a limited assortment discount foodstore (class a1), car parking, landscaping and associated works.

The application was approved in accordance with the Case Officer’s recommendation.

The Principal Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these Minutes.

He noted that there were two aspects to the application.  The extension to the existing factory was a straightforward matter and the main issue to be considered was the proposed Aldi retail store.

In response to points raised at the site visit, he provided additional information on the distance from the rear of the store to the rear gardens of houses in Bronte Drive, the management of deliveries to the store, details of the fencing heights and bus stops in the vicinity.

In accordance with the criteria for public speaking, Mr C Cox of Pegasus Planning Group spoke in opposition to the scheme.  At the Chairman’s discretion an additional objector, Mrs J Simpson, a local resident, also spoke.  Mr R Jones, the applicant’s agent, spoke in support.

In accordance with the Council’s Constitution, the local ward member, Councillor A Warmington, spoke on the application.

He made the following principal comments:

·        He outlined the history of previous applications for a larger supermarket on the site and on another site close by.  Both these applications had generated considerable interest within the Town with large groups of supporters and objectors having been formed.  The current application was much less controversial.  The application was for a smaller supermarket, and was less transformational.

·        He referred to paragraphs 26 and 27 of the National Planning Policy Framework noting that paragraph 27 stated that where a development would have a significant adverse impact on the Town Centre then it should be refused.  The proposed supermarket was considerably smaller than previous proposals and had fewer types of goods.  It would not be a destination store and would not contain a baker, butcher, or fishmonger.  However, it would still be an out of town store that would draw business from the High Street.  The question was whether that impact would be significantly adverse.

·        He referred to and compared the findings of the retail impact assessments that had been produced.  He observed that Aldi’s assessment was that the proposal would have a 5.9% impact on the Town centre.  The independent advice to the Council was that there would be an 8.8% impact.

·        New housing was proposed in the Ledbury area.  However, the forecasts indicated that this would reduce the impact on the town centre by only a small amount.  He therefore did not consider this to be a key factor.

·        He agreed with the findings of the sequential test that there was no viable alternative site.

·        He did not consider that there would be many trips by foot from the development to the Town Centre.

·        The financial contribution from the developer was modest in the context of the income the proposed store would generate and was not a significant consideration.

·        In terms of public opinion the proposal had not generated the public controversy that previous applications for stores in  ...  view the full minutes text for item 53.

161495 & 161496 - engineering works including installation of ground source heat pumps and solar panels

161497 & 161498 – change of use of long barn for 8 no. Self-contained holiday lets with associated parking, signage and lighting.

161499 & 161500 – change of use of the rear wing of the court to swimming pool, sauna, laundry etc.

161501 & 161502 – change of use of the court to a single dwelling house, including new kitchen and bathroom and private driveway to connect to existing gated access to highway; improvements to part of the cartshed for use as a secure private store and creation of private garden. Construction of detached garage previously approved.

161503 & 161504 – change of use of the barn and part of the cartshed to create a shop and café in the barn and sitting area in the cartshed, together with car parking, signage and lighting.

161505 & 161506 – change of use of land for the keeping of recreation horses, with demolition of existing building and replacement with new stabling and secure stores and improvements to boundary treatments of the site, including internal fencing.  

The applications were approved in accordance with the Case Officer’s recommendation.

The Development Manager gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these Minutes.

He highlighted that there were six applications relating to Penhros Court for consideration together with the associated applications for listed building consent.

The report stated that whilst there would be a number of standard conditions which applied throughout, given the extent of the proposals and number of different plans to be referenced it was not conducive to committee time to list all 12 decision notices with conditions in this report. The conditions would relate to matters of use of buildings, details of works, including materials, highway matters, ecology and any others appropriate to the individual application.

In accordance with the criteria for public speaking, Mr P Avery, Chairman of Lyonshall Parish Council, spoke in support of the Scheme. 

In accordance with the Council’s Constitution, the local ward member, Councillor RJ Phillips, spoke on the application.  He commented that the proposals would bring an impressive building back into use and make a useful contribution to tourism in the area.

Members noted the beneficial nature of the proposals.

The local ward member was given the opportunity to close the debate.  He had no further comments.

RESOLVED:  That Officers named in the Scheme of Delegation to Officers be authorised to grant planning permission and listed building consent subject to conditions for each proposal as appropriate.

Proposed refurbishment & extension to existing 2 storey office.     

The application was approved in accordance with the Case Officer’s recommendation.

The Lead Development Manager gave a presentation on the application.

In accordance with the criteria for public speaking, Mr S Kerry, Clerk to Hereford City Council spoke in opposition to the Scheme.  Mr J Bothamley of Hereford Civic Society also spoke in objection. 

In accordance with the Council’s Constitution, the local ward member, Councillor PA Andrews, spoke on the application.

She noted that resources were not available to allow consideration to be given to proposals in the Edgar Street Grid Master Plan.   The proposed colour of the cladding was intended to fit in with the brickwork of surrounding properties.  The proposal was not perfect but was an improvement.  It did not preclude a better development in the future.

In the Committee’s discussion of the application the following principal points were made:

·        There was a consensus that the current building was poor.

·        Some members considered that the Council had a responsibility to set an example and produce a better scheme for a building in such a prominent location, opposite a scheduled monument, in the conservation area, of which the City could be proud.  Regard should be also had to the aspirations for the area set out in the Edgar Street Grid Masterplan.

·        Others considered that the scheme was an improvement, albeit from a very low baseline, and represented a satisfactory option in the circumstances, meeting an identified accommodation need and improving the existing poor working conditions and appearnce.

·        It was requested that further consideration should be given to the colour of the proposed cladding and other matters relating to appearance, such as the materials used, to seek to improve the proposal.

The Lead Development Manager commented that as the report stated the proposal was an interim position and did represent an enhancement.  The development of the Hereford Area Plan would provide an opportunity to explore future options.  He advised that the colouring of the proposed cladding would be reviewed as required by condition.

The local ward member was given the opportunity to close the debate.  She agreed that the current building was dreadful.  The proposal represented an improvement on a short term basis.

RESOLVED: That planning permission be granted subject to the following conditions and any other conditions considered necessary by Officers:

1.         A01 Time limit for commencement (full permission)

2.         C08 Amended plans

3.         C13 Samples of external materials and windows

4.         No development shall commence until a Construction Management Plan (CMP) has been submitted to and approved in writing by the Local Planning Authority.  The plan shall include the following details:

•           Wheel cleaning apparatus which shall be operated and maintained during construction of the development hereby approved.

•           Parking for site operatives and visitors which shall be retained and kept available during construction of the development.

•           A noise management plan including a scheme for the monitoring of construction noise.

•           Details of working hours and hours for deliveries

•           A scheme for the control of dust arising from building and site works

•           A scheme for  ...  view the full minutes text for item 55.

Proposed single storey extensions and change of use of redundant orchard to residential curtilage.

The application was approved in accordance with the Case Officer’s recommendation, with an amended condition.

The Planning Officer gave a presentation on the application.

In accordance with the Council’s Constitution, the local ward member, Councillor J Hardwick, spoke on the application.

He identified some shortcomings in relation to the original application which did not refer to the removal of part of the existing garden hedge and an ash tree.  The plans also did not show an existing store shed part of which would also have to be removed.  An application in the Wye Valley AONB needed to be treated with extra care and transparency.  The Conservation Manager (Landscape) recommended the protection of existing green infrastructure and the provision of appropriate new green infrastructure. He acknowledged new planting would more than compensate for what it was proposed to remove. He suggested that consideration be given to removing permitted development rights and that a detailed submission be required of proposed new planting prior to the scheme proceeding.

In the Committee’s discussion of the application the removal of permitted development rights was supported.  A request was also made that some elements of the derelict orchard, which was a wildlife resource, be retained to enhance the setting.

The Lead Development Manager commented that given the number of alterations that had been made to the property in recent years it would be appropriate to remove permitted development rights for further additions and for outbuildings within the curtilage within the property.

The local ward member was given the opportunity to close the debate.  He had no further comments.

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

1.         C01 Time limit for commencement (full permission)

2.         C07 Development in accordance with approved plans and materials

3.         C01 Samples of external materials

4.         No development shall commence on site until a plan has been submitted to and approved in writing by the Local Planning Authority.  The Existing and Proposed Plan, Drawing No 641-PL01, Rev A, with a new revision can be used for this information. The details submitted should include:

a)         Information on a proposed oak tree Quercus robur  at whip size to be planted in the applicant’s garden. This oak tree is to provide enhancement to the Wye Valley AONB and to support the Green Infrastructure of this setting.

b)         A written specification clearly describing the proposed tree, its size and giving details of cultivation and other operations associated with the trees establishment. Maintenance of the proposed oak tree should be for a minimum of five years. And

c)         If affected by the development proposals existing tree root zones are to be protected in accordance with BS3998:2010 – Tree Work – Recommendations.

5.         C65 Removal of permitted development rights s

6          I16

INFORMATIVES:

1.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations, including any representations that have been received. It has subsequently determined to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the  ...  view the full minutes text for item 56.

Date of next site inspection – 4 October 2016

Date of next meeting – 5 October 2016