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Agenda and minutes

Venue: Quarter Jack Suite, Allendale Community Centre, Hanham Road, Wimborne, BH21 1AS

Contact: Daniel Reynafarje  Email: democraticservices@christchurchandeastdorset.gov.uk

Items
No. Item

220.

Declarations of Interest

Members are reminded that any disclosable pecuniary interests must be declared including any issues which may arise through pre-determination or bias.

Pro forma for this purpose are available from the Members' Room. (Guidance on declaring an interest is included on subsequent page.)

Minutes:

Cllr R Cook declared a non-pecuniary interest in Agenda Item 6(a) – Land Adjacent to Julians Road, Cowgrove Road and the River Stour – as he was a Member of Wimborne Minster Town Council, but stated that he did not take part in any discussions of this application at the Town Council and entered the meeting with an open mind.

221.

Background Papers

In addition to any specific background papers referred to the relevant background papers for written reports and agenda items comprise replies to consultations, objections and representations; relevant structure and Local Plans; and the file of the Council's related policies.

Minutes:

The Chairman informed the Committee that in addition to any specific background papers referred to, the relevant background papers for written reports and agenda items comprise of replies to consultations, objections and representations; relevant structure and Local Plans; and the file of the Council's related policies, copies of which had been available for inspection by Members prior to the meeting.

222.

Minutes pdf icon PDF 68 KB

To confirm the Minutes of the meeting held on 7 November 2018 (copy herewith)

Minutes:

The Minutes of the meeting held on 7 November 2018 were confirmed and signed as a correct record subject to Cllr D Packer’s attendance at the meeting being amended to present.

223.

Presentations by the Public

Members of the public wishing to speak to the Committee on a planning application should notify the Democratic Services Officer listed on the front of this agenda. This must be done no later than two clear working days before the meeting. The Democratic Services Officer will provide full details on the public speaking process.

Minutes:

Representations by the public to the Committee on individual planning applications are detailed below. There were no questions, petitions or deputations received on other items on this occasion.

224.

Schedule of Planning Applications

    • 1

    To consider the planning applications contained within the schedule and to receive details of any withdrawn or requested deferred applications, if any

    Minutes:

    The Development Management Manager submitted written reports, copies of which had been circulated to each Member and a copy of which appears as Appendices 'A’-‘C' to these Minutes in the Minute Book.

    Members considered the planning applications as set out in Minutes 225-227 below.

225.

Land Adjacent to Julians Road, Cowgrove Road and the River Stour pdf icon PDF 362 KB

    • 1

    3/16/0002/FUL

    Construction of 203 dwellings; office; cafe and basement parking; new access to Julians Road, vehicular connections to Cuthbury Gardens, Old Road and Victoria Place; demolition of 20 dwellings at Cuthbury Close; associated open space, landscape, roads and footways, footpath diversion, ground and remediation works , infrastructure and highways works; and change of use of agricultural land to Suitable Alternative Natural Green space (SANG), all as part of the development provided for under Policy WMC5 of Christchurch and East Dorset Local Plan Part 1 - Core Strategy (2014). 

    AMENDED BY PLANS rec'd 11/11/16, 14/11/17, 07/11/18 & 21/11/18 to reduce no. dwellings from 210 to 203; phased redevelopment; reduction in scale of buildings adj. Victoria Place (Plots 77-88 & 65-75), fronting Julian’s Rd & riverfront; revised fenestration to Plots 1-8, 119, 139–142, 134-136; amendment to plots 185-187 & 199-202; amendments to parking layout, affordable housing layout submitted.

    Recommendation: Grant

    Additional documents:

    Minutes:

    Application No:        3/16/0002/FUL

    Development:          Construction of 203 dwellings; office; cafe and basement parking; new access to Julians Road, vehicular connections to Cuthbury Gardens, Old Road and Victoria Place; demolition of 20 dwellings at Cuthbury Close; associated open space, landscape, roads and footways, footpath diversion, ground and remediation works , infrastructure and highways works; and change of use of agricultural land to Suitable Alternative Natural Green space (SANG), all as part of the development provided for under Policy WMC5 of Christchurch and East Dorset Local Plan Part 1 - Core Strategy (2014). 

    AMENDED BY PLANS rec'd 11/11/16, 14/11/17, 07/11/18 & 21/11/18 to . reduce no. dwellings from 210 to 203; phased redevelopment; reduction in scale of buildings adj. Victoria Place (Plots 77-88 & 65-75), fronting Julian’s Rd & riverfront; revised fenestration to Plots 1-8, 119, 139–142, 134-136; amendment to plots 185-187 & 199-202; amendments to parking layout, affordable housing layout submitted.

    Updates

    The meeting adjourned at 9.45am to consider the following updates provided to Members:-

    1.     Additional representations from neighbours/interested parties who are not statutory consultees, summarised as follows:-

    ·       Opportunity to provide innovative urban design has not been taken

    ·       Dwellings should not back onto proposed SANG

    ·       Considered to be no justification for the proposed diversion of footpaths

    ·       Diversion of footpaths considered detrimental

    ·       In favour of providing housing but no justification for the inclusion of a café/office/associated parking

    ·       Provision of office/café not considered appropriate use of Green Belt land reallocated for housing

    ·       Concerns regarding impact on wildlife

    ·       Concerns regarding impact on surrounding Conservation Assets

    ·       Concerns the proposed is not sympathetic to the surrounding context

    ·       Concerns the proposed does not comply with the Christchurch and East Dorset Core Strategy

    Officer Comment: The allocation for WMC5 includes an area of land for residential development off St Margaret’s Close. This site is not included in the current application before Members as it is not in the applicant’s control and has capacity for approx. 20 dwellings which will add towards the housing figures for allocation

    2.     Email from CPRE in lieu of public speaking

    ·       Approval of the reduction in housing numbers.

    ·       Objection to the size of the office block and cafe.

    ·       Objection to the developer’s lack of commitment to affordable housing apart from replacing the old social housing.

    Officer note: The most recent plans did not show a reduction in housing numbers in comparison to the previous submission. 

    3.     Email from East Dorset Environment Partnership in lieu of public speaking

    ·       Proposed affordable homes are welcomed but could more be provided?

    ·       Objection to the provision of the office block and café even if the Core Strategy did not exclude it.

    ·       More affordable homes could be provided if the office block and café were not provided

    ·       Increasing the width of the riparian strip to 12m is not sufficient, should be more

    ·       Concerns regarding the impact of light from the office block and café on river ecology and that the BMP should be updated to include latest guidelines from the Institute of Lighting Engineers and Bat Conservation Trust.

    ·       Opening hours of the café  ...  view the full minutes text for item 225.

226.

The Roebuck Inn, 22 High Street, Sixpenny Handley, Salisbury pdf icon PDF 121 KB

    • 0

    3/17/3617/FUL

    Change of Use from public house to residential accommodation to create 3no 2 bedroom apartments with associated gardens, storage and parking (in combination with the existing residential accommodation)

    Recommendation: Grant

    Additional documents:

    Minutes:

    Application No:        3/17/3617/FUL

    Development:          Change of Use from public house to residential accommodation to create 3no 2 bedroom apartments with associated gardens, storage and parking (in combination with the existing residential accommodation)

    Updates

    Members were informed of the following further comments from the AONB team:-

    The adopted AONB Management Plan [2014-19] comprises the partner local authorities’ policies for the AONB [section 89 of the Countryside and Rights of Way Act 2000].  Concern is expressed at the loss of village community facilities, such as the pub, in chapter 14.

    The AONB believes the officer report to committee is incorrect in its assessment of community and alternative facilities. 

    ·       The Post Office [para 1.1] has already been converted.  Officer comment: agreed

    ·       The Penny Tap is only open four days, Wednesday – Saturday, and only 2 – 3 hours early evening, with no morning or lunchtime service. Hanlega’s is also only open four days, is primarily aimed at its seasonal camping and caravan clientele, and does not provide morning or lunchtime service.   Neither separately nor in combination do either facility constitute a full village pub facility.  Officer Comment: - the LPA cannot influence the opening hours of such premises, and they do provide facilities for the residents of the village. Refusing this application is unlikely to result in this unviable business re-opening

    ·       Paragraphs 8.17 and 8.18 therefore appear to be misleading and hence the conclusion in 8.19 is unsound. Officer Comment: we do not agree with the AONB team’s assessment of the role of the planning function in this respect for the reasons set out in paragraphs 8.17 to 8.19 of the Report, which is endorsed by your Planning Policy officers.

    ·       Housing should be affordable rather than market Officer comment: the NPPF at para. 63 requires that the LPA has a specific policy if it wants to lower the threshold for affordable housing requirements from 10 units to 5 units. In this instance only 3 units are proposed. Officers do not consider this to amount to major development as defined in footnote 55 of the NPPF. The LPA cannot therefore require affordable housing.

    ·       Impact of lighting on Dark Skies Officer comment: there are no rooflights proposed and only one additional window. The impact of lighting will not be materially different from the existing use. Furthermore condition 3 requires details of external lighting.

    ·       The lack of renewables has been questioned. Officer comment: there is no Local Plan policy requirement for development at this scale to incorporate renewables.

    Public Speaking

    Ms R New spoke in objection to the application on behalf of Sixpenny Handley Community Land Trust Roebuck Project Committee. She highlighted national policy supporting the need to deliver local facilities and services such as public houses and guarding against the loss of such valuable assets. She stated that the 2 alternative premises did not offer a traditional A4 drinking establishment in the centre, and if it were run effectively it would ensure a sustainable future.  

    Mr D Hutchins spoke in objection to the application  ...  view the full minutes text for item 226.

227.

180 Ringwood Road, Ferndown pdf icon PDF 132 KB

    • 0

    3/18/1633/OUT

    Outline planning application to demolish the existing bungalow and detached garage and erect a 2 storey, 30no. bed space dementia care home (Use Class C2) with new vehicular access and parking provision (appearance and landscaping are reserved matters)

    Recommendation: Refuse

    Additional documents:

    Minutes:

    Application No:        3/18/1633/OUT

    Development:          Outline planning application to demolish the existing bungalow and detached garage and erect a 2 storey, 30no. bed space dementia care home (Use Class C2) with new vehicular access and parking provision (appearance and landscaping are reserved matters)

    Updates

    Members were informed of the following additional comments received:-

    ·       From Councillor G Russell raising objections due to unsuitable location and site for the Care Home, the impact on the Public House, and harm to the wellbeing of residents and constraints on Public House operations.

    ·       From the agent raising no new issues.

    ·       From Cllr Graham raising concerns about the Highway Authority’s assessment of the appropriateness of the access and visibility splays to serve the proposed development.

    ·       From a neighbour raising no new issues.

    Members were informed that the majority of the issues raised had already been considered in the officer report at paragraph 6.02 but the following paragraph was added in relation to waste:-

    The application is in outline form and it is anticipated that future waste collection would be subject to a private contract. However, it is noted that the siting does not make provision for a detached waste storage facility nor do the illustrative floor plans demonstrate that consideration of the waste management and laundry facilities necessary for the operation of a Care Home has been taken into account.  Even assuming such facilities could be incorporated into the proposed building without necessitating additional bulk, the distance of more than 20m between the building and the delivery area would limit the functionality of the proposal.

    Members were then informed of the following additional reason for refusal to their recommendation:-

    4.     Insufficient information has been provided to demonstrate that the proposed scheme can accommodate waste management and laundry facilities associated with the operation of a Use Class C2 Care Home. The relationship between the Care Home and delivery area is contrived and no dedicated ambulance parking/stopping has been identified, such that the proposal fails to accord with the requirements of paragraph 127 of the National Planning Policy Framework which requires that development function well over the lifetime of the development.

    Members were further informed that in the recommended Reason for Refusal 1, reference to NPPF Paragraph 182 should be removed and put into Reason for Refusal 2.

    Public Speaking

    Mr D Howells, the agent for the applicant, spoke in support of the application stating that the proposal aimed to meet the needs of the area and that the site could not be developed for any residential purposes. He stated that there will be no harm to existing trees, and if noise were generated, it could be mitigated through acoustic fencing. He stated that the finer details could be resolved through negotiation and requested that the decision be deferred if Members required further details.

    Cllr P Hanson Graham spoke in objection to the application on behalf of Ferndown Town Council agreeing with the officer recommendation.

    Following a few statements made by the speaker, the Chairman interjected stating that much  ...  view the full minutes text for item 227.

228.

Outcome of Appeal Decisions pdf icon PDF 97 KB

    • 0

    To inform Members of appeal decisions and to take them into account as a material consideration in the Planning Committee's future decisions

    Minutes:

    A report was submitted, for information, a copy of which had been circulated to each Member and a copy of which appears as Appendix 'D' to these Minutes in the Minute Book.

    Members were informed of appeal decisions and were requested to take them into account as a material consideration in the Planning Committee's future decisions.

 

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