Hybrid application including a full application for student accommodation, comprising 178 no. Bedrooms, including hard and soft landscaping and an outline application for a standalone ancillary commercial element.

The application was approved in accordance with the case officer’s recommendation.

(Hybrid application including a full application for student accommodation, comprising 178 no. Bedrooms, including hard and soft landscaping and an outline application for a standalone ancillary commercial element.)

 

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.

In accordance with the criteria for public speaking Mr J Milln of Hereford Civic Society spoke in objection to the proposal.  Mr A Gourlay of the Cityheart Partnership and A Appleton – Principal of Hereford College of Arts spoke in support of the application.

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

Councillor Andrews made the following principal comments:

·        The art college and the new university needed good quality affordable accommodation for their students.

·        The location was ideal with easy access to the college and the city.

·        The design had been amended to blend in much better with the surrounding buildings.  It was unfortunate that Historic England maintained its objection on heritage grounds.

·        Overall the benefits of the scheme outweighed any harm as concluded in the report.

Councillor Wilcox made the following principal comments

·        The developers had acknowledged concerns about the original design and had amended it.

·        The residents of Barrs Court Road had no objection.

·        The height was his biggest reservation.  However, the roofline had been reduced in height and was now sympathetic to Barrs Court Road.

·        The city would benefit from additional students.  The scheme was in a suitable location and would be attractive to them.

·        Landscaping was required, mindful of the removal of some trees, as noted in the comments of the Service Manager Built and Natural Environment set out in the report.  This was addressed by a recommended condition.

·        He had some reservations about the proposed black cladding on the side facing Barrs Court which he did not consider to be sympathetic to the area.  The conditions provided the opportunity for these concerns to be addressed.

·        Such complaints as he had received had mainly related to the loss of the current temporary car park.  He did not consider this to be relevant as the temporary car park had never formed part of the city car parking strategy.

·        Overall the need for the facilities the scheme would provide warranted support for the application.

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

·        The absence of a masterplan for the City was regrettable and was leading to piecemeal development.  It was essential that accommodation needs and people movement issues were addressed in the round. 

·        There had been a considerable amount of work done to improve the scheme and it could now be judged to conserve and enhance the area.

·        It was noted that the City Council had originally opposed the proposal but had now withdrawn its objection.

·        The location was satisfactory.

·        The design of the scheme had been modified in haste and remained poor.  Far too much of the design and other elements that should have been included in the application were proposed to be dealt with through conditions over which the Committee would have no oversight.

·        This gateway site deserved better.  The building was out of keeping with its context and did not provide an attractive living environment.

·        One of the problems was the site itself and its constraints such as the main sewer.  These limitations meant a design could not be developed to meet the requirements of the National Planning Policy Framework (NPPF).  Historic England had objected to the scheme.  It had stated that the application failed to comply with the social objective of the NPPF.

·        There was inadequate outdoor and green space, token cycle storage provision, poorly sited bin storage and insufficient access for emergency services or arriving and departing students.

·        There was no plan for the displaced station car parking.

·        Alternative sites could be considered.  A better scheme could be developed.

·        In terms of sustainable design the absence of green space was unacceptable noting its importance to health and wellbeing.

·        There was concern that the building would inhibit the development of the proposed transport hub.

·        A concern was expressed about the absence of consultation with the primary care providers.

·        The scheme would result in the loss of the current temporary car park. Parking was a problem in the city for both visitors and workers.

In response to questions the Lead Development Manager commented:

·        The provision in the heads of terms to provide infrastructure at Hereford hospital was a one off sum.

·        The value of the council owned land that was being gifted to the scheme was not a planning issue.

·        Welsh Water had confirmed that they were on track to deliver the necessary infrastructure in advance of the development.

The Lead Development Manager added that he acknowledged concerns about the absence of a masterplan for the development of the city.  The committee update noted that this was in preparation.  Considerable work had been undertaken by the case officer and the Principal Historic Buildings Officer to produce the design submitted to the committee for approval.

The local ward member and the adjoining ward member were given the opportunity to close the debate.

Councillor Andrews observed that design was a subjective matter.

Councillor Wilcox commented that he could not think of suitable alternative sites close to the colleges. The site was close to the city centre and provided transport connections.  An area plan was being developed but the provision of such essential facilities could not be delayed until it was in place.

Councillor Edwards proposed and Councillor Greenow seconded a motion that the application be approved in accordance with the printed recommendation. The motion was carried with 10 votes in favour, 2 against and 1 abstention.

RESOLVED: That planning permission be granted subject to the following conditions and any other conditions considered necessary by officers named in the scheme of delegation to officers:

 

1.         C02 Time limit for submission of reserved matters (outline permission)

 

            Application for approval of the reserved matters (for the proposed ancillary commercial element as areas detailed on drg no. only)  shall be made to the local planning authority before the expiration of three years from the date of this permission.

 

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

 

2.         C03 Time limit for commencement (outline permission)

 

            The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of the approval of the last reserved matters to be approved, whichever is the later.

 

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

 

3.         C04 Approval of reserved matters

 

            Approval of the details of the layout, scale, appearance, access and landscaping (hereinafter called "the reserved matters") for the proposed ancillary commercial element as detailed on drg no. shall be obtained from the local planning authority in writing before any development is commenced.

 

            Reason: To enable the local planning authority to exercise proper control over these aspects of the development and to secure compliance with Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

4          CNS Pursuant to condition 1, the reserved matters application for the proposed ancillary commercial element shall include all details of all external plant (such as commercial kitchen exhaust ventilation / air conditioning)

 

            Reason: To ensure that the impact upon the amenity of residents can be properly considered having regard to the requirements of policy SD1 of the herefordshire local Plan – Core Strategy and guidance contained within the National Planning Policy Framework.

 

5.         C06 - Approved Plans

 

Pre-commencement Conditions (any works)

 

6          CNS – Legal / Contributions

 

            No development shall take place until evidence has been submitted to and approved by the local planning authority demonstrating to its satisfaction that suitable arrangements have been made for the provision of;

 

•           the provision of healthcare services at Hereford County Hospital

•           the provision of a Flood Warning System

 

            Reason: To ensure that suitable mitigation is provided in respect of the effects of the development on local infrastructure having regard to the requirements of policy ID1 of the Herefordshire Local Plan – Core Strategy

 

7          CNS – Drainage Scheme (Surface and Foul Water)

           

            Notwithstanding the submitted plans, no development shall commence (other than ground investigation)  until a drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall demonstrate how the site will be effectively drained; the means of disposal of surface water and indicate how foul flows will communicate to the public sewerage system. Thereafter, the scheme shall be implemented in accordance with the approved details prior to the occupation of the development and no further surface water or land drainage shall be allowed to connect directly or indirectly with the public sewerage system.

 

            Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment having regard to the requirements of policy SD3 and SD4 of the Herefordshire Local Plan – Core Strategy

 

8          Nature Conservation – Ecology protection & CEMP

 

            Prior to commencement of development, a Construction Environmental Management Plan shall be submitted for approval in writing by the local planning authority and shall include:

 

            Timing of the works, details of storage of materials and measures to minimise the extent of dust, odour, noise and vibration arising from the demolition and construction process, establishment of Tree Root Protection Areas, in accordance with BS:5837 (2012) and the tree survey and arboricultual report (Ecus Ltd, September 2018).

 

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment).

 

            To comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy 2013 – 2031 and to meet the requirements of the National Planning Policy Framework (NPPF).

 

9          CNS – Contaminated Land

 

            Prior to the commencement of development a timetable that details the undertaking of additional survey work (identifying any other works also being undertaken at that time / phasing)and completion of reports, that addresses the following requirements, shall be submitted to and approved in writing by the local planning authority:

 

a)   completion and submission of a 'desk study' report including previous site and adjacent site uses, potential contaminants arising from those uses, possible sources, pathways, and receptors, a conceptual model and a risk assessment in accordance with current best practice

 

b)  if the risk assessment in (a) confirms the possibility of a significant pollutant linkage(s), then an investigation should be undertaken to characterise fully the nature and extent and severity of contamination, incorporating a conceptual model of all the potential pollutant linkages and an assessment of risk to identified receptors

 

c)   if the risk assessment in (b) identifies unacceptable risk(s) a detailed scheme specifying remedial works and measures necessary to avoid risk from contaminants/or gases when the site is developed shall be submitted in writing.  The Remediation Scheme shall include consideration of and proposals to deal with situations where, during works on site, contamination is encountered which has not previously been identified.  Any further contamination encountered shall be fully assessed and an appropriate remediation scheme submitted to the local planning authority for written approval.

 

            Works and submissions shall be carried out in accordance with the approved timetable.

 

            Reason: In the interests of human health having regard to the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy and the guidance contained within the National Planning Policy Framework (2018)

 

10        CNS – Construction Management Plan

 

            Prior to the commencement of works (other than ground investigation) to each phase (accommodation and commercial)  a construction and waste management plan has been submitted to and approved in writing by the local planning authority.

 

            The Plans shall include, but not be limited to:

 

•           Site waste management Plan

•           Construction lorry routes

•           Site compound location

•           Access, turning area and parking for delivery vehicles, including hard-surfaced areas

•           Emergency / site contacts during the construction period

•           Parking provision for construction workers

•           Measures to promote sustainable means of transport for  construction staff with respect to the construction site

 

            Works shall be carried out in accordance with the approved Construction Management Plan for each phase and any amendments or alterations during the construction phases should be submitted to and agreed in writing by the Local Planning Authority.

 

            Reason: In the interests of highway and pedestrian safety, residential amenity having regard to Policies SD1 and MT1 of the Herefordshire Local Plan – Core Strategy

 

11        CNS – Tree Protection

 

            No works shall commence on site or site huts, machinery or materials brought onto the site, before adequate measures have been taken to prevent damage to those trees/hedgerows that are to be retained.  Measures to protect those trees/hedgerows must include:

 

a) Root Protection Areas for each hedgerow/tree/group of trees must be defined in accordance with BS5837:2012 – Trees in Relation to Design, Demolition and Construction. Recommendations, shown on the site layout drawing and approved by the Local Planning Authority.

 

b) Temporary protective fencing, of a type and form agreed in writing with the Local Planning Authority must be erected around each hedgerow, tree or group of trees.  The fencing must be at least 1.25 metres high and erected to encompass the whole of the Root Protection Areas for each hedgerow/tree/group of trees.

 

c) No excavations, site works or trenching shall take place, no soil, waste or deleterious materials shall be deposited and no site huts, vehicles, machinery, fuel, construction materials or equipment shall be sited within the Root Protection Areas for any hedgerow/tree/group of trees without the prior written consent of the Local Planning Authority.

 

d) No burning of any materials shall take place within 10 metres of the furthest extent of any hedgerow or the crown spread of any tree/group of trees to be retained.

 

e) There shall be no alteration of soil levels within the Root Protection Areas of any hedgerow/tree/group of trees to be retained.

 

            Reason:  To safeguard the amenity of the area and to ensure that the development conforms with Policies SD1 and LD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework. The commencement of development in advance of these measures may cause irreparable damage to features of acknowledged amenity value.

 

Pre-commencement conditions (specific elements / phases)

 

12        CNS – Additional Details (external appearance)

            With the exception of any site clearance and groundwork, no further development shall take place until the following details are submitted to and approved in writing by the local planning authority.

•           External materials, details and samples

•           Details of heads, cill and reveals of window openings

•           External Joinery details

•           Details of any solar shading.

•           Details / samples of rainwater goods, external plant, vents etc (including  finish colour)

 

            Development shall be carried out in accordance with the approved details.

 

            Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy SD1 of the Herefordshire Local Plan – Core Strategy [and the National Planning Policy Framework.

 

13        CNS - Nature Conservation - Mitigation and Enhancement

 

            With the exception of any site clearance and groundwork, no further development shall take place until detailed biodiversity enhancement scheme should be submitted to and be approved in writing by the local planning authority, and shall include: Details of landscape planting scheme to include native tree and shrub planting, and wild flower planting areas/species of benefit to insect pollinators.

 

            Provision of additional habitat for nesting birds and bats, including swift boxes and bat boxes eg. Schwegler woodcrete nest boxes, to be installed under ecologist guidance.

 

            No external lighting should illuminate any of the enhancements or boundary features beyond any existing illumination levels and all lighting on the development should support the Dark Skies initiative (DEFRA/NPPF Guidance 2013).

 

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment).

 

            To comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy 2013 – 2031 and to meet the requirements of the National Planning Policy Framework (NPPF).

 

14        CNS – Landscaping Scheme

 

            With the exception of any site clearance or ground works no further development shall commence on site until a landscape design has been submitted to and approved in writing by the Local Planning Authority.  The details submitted should include:

 

            Soft landscaping

 

a)         A plan(s) showing details of all existing trees and hedges on the application site.  The plan should include, for each tree/hedge, the accurate position, species and canopy spread, together with an indication of which are to be retained and which are to be removed.

b)         A plan(s) at a scale of 1:200 or 1:500 showing the layout of proposed tree, hedge and shrub planting and grass areas.

c)         A written specification clearly describing the species, sizes, densities and planting numbers and giving details of cultivation and other operations associated with plant and grass establishment.

 

            Hard landscaping

 

a)         Existing and proposed finished levels or contours (topographical plan and datum point outside of the site)

b)         The position, design and materials of all site enclosure (e.g. fences, walls)

c)         Car parking layout and other vehicular and pedestrian areas

d)         Hard surfacing materials

e)         Minor structures (e.g. play equipment, street furniture, lighting, refuse areas, signs, cycle parking etc.)

f)          Location of existing and proposed functional services above and below ground (e.g. drainage, power, communications cables, pipelines etc. indicating routes, manholes, supports etc.)

g)         Any retained historic features and proposals for restoration

 

                        Reason: In order to maintain the visual amenities of the area and to conform with Policy LD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

15        CNS – Noise / Ventilation

 

            With the exception of any site clearance and groundwork, no further development shall take place until the following details relating to noise, ventilation and air quality are submitted to and approved in writing by the local planning authority:

•           Report detailing the proposals in relation to the use of trickle vents for ventilation purposes and the effectiveness /  impacts on noise attenuation.

•           An assessment that considers the effects of overheating using CIBSE TM59 to ensure the predicted temperatures inside the bedrooms and cluster rooms achieve overheating compliance criteria.

            Reason: In the interests of the amenity and living conditions of occupiers having regard to the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy and guidance contained within the NPPF

 

16        CNS – Sub Station – Noise Attenuation 

 

            Prior to the commencement of any works to the proposed electricity sub station, details of the sound power levels of the plant to be operated within the sub-station and details of the structure of the building for noise attenuation purposes shall be submitted to and approved in writing by the local authority. (Depending on the information provided the applicant may be requested to supply a noise impact assessment according to BS4142).

 

            Works shall be undertaken in accordance with the approved details prior to the first use of the substation hereby approved.

 

            Having regard to the amenities of residents in accordance with the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy and guidance contained within the NPPF

 

Pre-occupation Conditions

 

17        CNS – Landscape / shared space Maintenance

 

            Prior to the first occupation of the building hereby permitted a scheme of landscape maintenance for a minimum period of 10 years has been submitted to and approved in writing by the local planning authority.  The schedule shall include details of the arrangements for its implementation. Development shall be carried out in accordance with the approved schedule.

 

            Reason: In order to maintain the visual amenities of the area and to conform to Policy LD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework

 

18        CAE – Access

 

19        CAL – Turning / Parking

 

20        CB2 – Cycle Parking Provision

 

21        CB3  - Travel Plan

 

22        CE6 - Water Efficiency

 

23        CNS – Contaminated Land

 

            The Remediation Scheme, as approved pursuant to condition no. (X) above, shall be fully implemented before the development is first occupied.  On completion of the remediation scheme the developer shall provide a validation report to confirm that all works were completed in accordance with the agreed details, which must be submitted and agreed in writing before the development is first occupied. Any variation to the scheme including the validation reporting shall be agreed in writing with the Local Planning Authority in advance of works being undertaken.

 

            Reason: In the interests of human health having regard to the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy and the guidance contained within the National Planning Policy Framework (2018)

 

24        CNS – Contaminated Land

 

            If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted, and obtained written approval from the local planning authority for, an amendment to the Method Statement detailing how this unsuspected contamination shall be dealt with.

 

            Reason: In the interests of human health having regard to the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy and the guidance contained within the National Planning Policy Framework (2018)

 

25        CNS – Flood Evacuation Plan

 

            Prior to the first occupation of the development, a Flood Evacuation Management Plan shall be submitted to and approved in writing by the local planning authority in consultation with the local authority Emergency Planning Officer. 

 

            The Plan shall include full details of proposed awareness training and procedure for the erection of any mitigation measures, evacuation of persons and property, training of staff and method and procedures for evacuation.  It shall also include a commitment to retain and update the Plan and include a timescale for revisions of the Plan.

 

            Reason: To minimise the flood related danger to people in the flood risk area in accordance with Policy of the SD3 of the Herefordshire Local Plan and guidance contained within the National Planning Policy Framework

 

Compliance Conditions

 

26        CBK – Restriction of hours during construction

 

            During the construction phase no machinery shall be operated, no process shall be carried out and no deliveries taken at or despatched from the site outside the following times: Monday-Friday 7.00 am-6.00 pm, Saturday 8.00 am-1.00 pm nor at any time on Sundays, Bank or Public Holidays.

 

            Reason: To protect the amenity of local residents and to comply with Policy SD1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

27        CNS – Finished Floor Levels (Environment Agency)

 

            Finished floor levels shall be set no lower than 53.60mAOD as stated in MBCE's Flood Risk Assessment Rev 0 dated October 2018 unless otherwise agreed in writing by the LPA.

 

            To protect the proposed dwellings from flood risk for the lifetime of the development having regard to the requirements of policy SD3 of the Herefordshire Local Plan – Core Strategy and

 

28        CNS – Potable Water

 

            The approved building shall not be brought into beneficial use earlier than 31st March 2020, unless the upgrading of the potable water network that would serve the development has been completed and written confirmation of this has been received by the Local Planning Authority.

 

            Reason: To ensure satisfactory mains water supply is available to properties at all times – having regard to the requirements of policy SD3 of the Herefordshire Local Plan – Core Strategy.

 

29        CNS – Double Glazing / Noise Attenuation

 

            All bedrooms and  cluster rooms at all elevations shall be enhanced 10/12/6 double glazing with acoustic trickle vents unless alternative noise report / assessments and mitigation strategies are submitted to and approved in writing by the Local Planning Authority.

 

            Reason:  To mitigate against anticipated increased road traffic noise on the new Link Road (Station Approach) and to protect the amenities / living conditions of occupiers having regard to the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy and guidance contained within the National Planning Policy Framework.

 

30        CNS - Habitat Regulations (River Wye SAC) – Surface Water

 

            Surface water will be managed via mains sewer as stated in the planning application and this shall be maintained hereafter as approved unless otherwise agreed in writing by the Local Planning Authority.

 

            Reason: In order to comply with Habitat Regulations (2017), National Planning Policy Framework, NERC Act (2006) and Herefordshire Council Core Strategy (2015) policies LD2 and SD3.

 

31        CNS - Habitat Regulations (River Wye SAC) – Foul Water Management

 

            All foul water shall be managed by mains sewer as stated in the planning application and this shall be maintained hereafter as approved unless otherwise agreed in writing by the Local Planning Authority.

 

            Reason: In order to comply with Conservation of Habitats and Species Regulations (2017), National Planning Policy Framework, NERC Act (2006), NPPF (2018) and Herefordshire Council Core Strategy (2015) policies LD2 and SD4.

 

32        CNS – Species and Habitat Enhancements

 

            The recommendations for species and habitat enhancements set out in the recommendations of the   Preliminary Ecological Assessment report (Ecus Ltd., September 2018) should be followed unless otherwise agreed in writing by the local planning authority and the scheme shall be carried out as approved. 

 

            Prior to commencement of the development, an appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to inspect the site and implement the measures recommended to ensure there is no impact upon protected species (nesting birds, reptiles and amphibians) by demolition of the building and clearance of the area.

 

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment).

 

            To comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy 2013 – 2031 and to meet the requirements of the National Planning Policy Framework (NPPF).

 

33        C97 – Landscape Implementation

 

            The soft landscaping scheme approved under condition x above shall be carried out concurrently with the development hereby permitted and shall be completed no later than the first planting season following the completion of the development. The landscaping shall be maintained for a period of 5 years.  During this time, any trees, shrubs or other plants which are removed, die or are seriously retarded shall be replaced during the next planting season with others of similar sizes and species unless the Local Planning Authority gives written consent to any variation.  If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5-year maintenance period. The hard landscaping shall be completed prior to the first occupation of the development hereby permitted.

 

            Reason: In order to maintain the visual amenities of the area and to conform with Policy LD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

 

INFORMATIVES:

 

1.         Positive and Proactive 2

 

2.         Advice from West Mercia Police:

 

            The applicants should aim to achieve Secured by Design (SbD) award status for this development. SbD is a nationally recognised award aimed at achieving a minimum set of standards in crime prevention for the built environment. The scheme has a proven track record in crime prevention and reduction. The principles and standards of the initiative give excellent guidance on crime prevention through the environmental design and also on the physical measures. Details can be found at www.securedbydesign.com

 

3.         I45 - Works Within the Highway

 

4.         I09 - Private Apparatus within Highway

 

5.         I08 - Section 278 Agreement

 

6.         I05 - No Drainage to Discharge to Highway

 

7.         I54 - Disabled Needs

 

8.         I51 - Works Adjoining Highway

 

9.         I41 - Travel Plans

 

10.       I36 - Annual travel Plan Reviews

 

(The meeting adjourned between 11.23 and 11.35 am.)