planning & development committee minutes - … · 2015-03-10 · planning & development...

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PLANNING & DEVELOPMENT

COMMITTEE

MINUTES

WEDNESDAY 18 FEBRUARY 2015

ORWELL ROOM, GRAFTON HOUSE

9.30 AM

Present: Councillors P Gardiner (Chair), B Knowles (Vice-Chair), S Gage, A Grant,

A Hopgood, C Jones, R Kirby, C Kreidewolf, B Rudkin, J Carnall, C Stewart, E Harsant and C French

130. Apologies for Absence

There were no apologies for absence.

131. Unconfirmed Minutes of Previous Meeting

Resolved: that the Minutes of the meeting held on 21 January 2015 be signed as a true record.

132. To Confirm or Vary the Order Of Business

Resolved: that the Order of Business be confirmed as printed on the Agenda.

133. Declarations of Interest

Councillor Rudkin declared an interest in Item 2 (IP/15/00027/FPI3) and Item 7 (IP/14/01044/FUL) and left the room during the consideration of these items. Councillor Jones, being known to one of the objectors, declared an interest in Item 6 (IP/14/01028/FUL) and left the room during the consideration of this item.

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Councillor Kirby, having discussed this application with the Stoke Park Residents Association, declared an interest in Item 10 (IP/15/00001/FUL). Councillor French declared an interest in Item 6 (IP/14/01028/FUL) and left the room during the consideration of this item.

134. PD/14/16 Planning Applications - General Information

Throughout these minutes “the Act” means the Town and Country Planning Act 1990 as amended and the “Advertisement Regulations” means the Town and Country Planning (Control of Advertisements) Regulations 1992. In considering the applications the Committee took into consideration representations where indicated by the words “(REPS)” after the individual planning reference number. The applications were considered in the following order: Item 10 – IP/15/00001/FUL – 263 Belstead Road Item 1 – IP/14/00939/FUL – 72 Foundation Street Items 3 & 4 – IP/14/00910/LBC & IP/14/00911/FUL – County Hall, St Helen’s Street Item 5 – IP/14/00968/FUL – 184 Valley Road Item 6 – IP/14/01028/FUL – 46 Anglesea Road Item 7 – IP/14/01044/FUL – 1 Conway Close Item 8 – IP/15/00046/FUL – 15 The Avenue Item 9 – IP/14/01051/TALF – Copse rear of 3-15 Berkeley Close, The Albany Item 2 – IP/15/00027/FPI3 – Ransomes Sports and Social Club, Sidegate Avenue

135. PD/14/16 Item 1 - Application IP/14/00939/FUL

Ward: ALEXANDRA

Proposal: Conversion of existing building within floodzone (2 and 3) from a clinic to 10 residential dwellings (1x 2-bed, 9x 1-bed).

Address: 72 Foundation Street

Applicant: Bridport Capital Ltd

Agent: Mr Ashley Benn

The Development Management Team Leader presented the report illustrated by plans

and photographs.

RESOLVED:-

Grant Full Planning Permission upon condition that:-

1. To be in accordance with the approved drawings.

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2. Conditions relating to the provision of bin storage and cycle storage

before first occupation of the approved flats.

3. No development of the ground floor flats shall commence until the final

phase of the Ipswich Flood Barrier is under construction.

4. Air conditioning units on the outside of the building shall be removed in

their entirety before the flats are first occupied.

5. External facing materials shall match those of the existing building.

6. Development to achieve BREEAM Domestic Refurbishment Very Good

standard (or equivalent) unless demonstrated neither feasible nor viable.

7. Provision of a temporary refuge above 5.7 metres AOD and emergency

flood plan prior to first occupation of the approved flats.

8. Construction Management Plan to be submitted and approved.

INFORMATIVES:

1. Sprinklers recommended.

136. PD/14/16 Item 2 - Application IP/15/00027/FPI3

REPS

Ward: RUSHMERE

Proposal: Application by Ipswich Borough Council for the erection of new sports pavilion and creation of car park (existing pavilion demolished).

Address: Ransomes Sports And Social Club, Sidegate Avenue

Applicant: Ipswich Borough Council - Mr Gordon Mole

Agent: Mr Tim Page

The Officer presented the report illustrated by plans and photographs.

The report was updated with amended plans showing relocation of coach parking, and

confirmation that the Conservation and Design Panel felt that the proposals were a

good replacement building.

RESOLVED:-

Grant Full planning Permission upon condition that:-

1. Development to be in accordance with approved plans.

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2. Details to be submitted for approval: - external materials; hard and soft

landscaping; external illumination of building / car park area; secure

cycle parking; and details of security gates.

3. Vehicular access and driveway to be widened in accordance with SCC

specification DC106 to 4.5 metres - details to be submitted.

4. Car parking area to be constructed in accordance with details to be

submitted and approved.

5. Drainage of car parking area and driveway to be in accordance with

details to be submitted.

6. First 10 metres of the vehicular access to be 2 metres from the site

boundary of No.28 Sidegate Avenue.

7. Prior to commencement, full details of any mechanical ventilation to be

provided.

137. PD/14/16 Item 3 - Application IP/14/00910/LBC

Ward: ALEXANDRA

Proposal: Part demolition and conversion to form 16 dwelling units.

Address: County Hall, St Helens Street

Applicant: Harris And Wilton

Agent: Thurlow Architects Ltd


The report was updated with amended plans showing the increase in the development area red line to include the remaining historic core of the Listed Building. The amendments also included a reduction in parking, introduction of soft landscaping and a drop off point, and bin storage. It was updated that SCC Highways had no objection to the reduced parking level subject to the imposition of planning conditions as recommended.

Reference was made to the Committee site visit that took place on Monday 16th February 2015. Mr Lionel Thurlow (agent) spoke in support of the application:-

- Ongoing discussions have been had with Ipswich Borough Council - Centrally located for commercial premises from St Helens Street - Rear wall blank mainly

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- Integrates between the new and old harmoniously - Dwellings will have a single aspect but light wells - Archway detail retained - Gables break down the roofscape - Balconies provide private space - External areas to be enhanced - Applicant accepts the condition regarding the regarding presenting the building

as a clean canvas for marketable purposes. Councillor Jones requested that thanks be put on record for the work of the Council’s Conservation Officers in preventing this building from falling into further disrepair. RESOLVED:-

Grant Listed Building Consent upon condition that:-

1. Development to be carried out in accordance with revised plans received

02.02.15.

2. Details to be submitted and approved:- External materials (samples);

window and door designs (large scale); hard and soft landscaping

scheme; details of method of construction of parking area; bin and cycle

storage details; sound insulation details.

3. No development shall commence on site unless and until a schedule of

works and phasing strategy for the dwellings hereby permitted for

conversion, and the unoccupied remaining areas of the listed building,

has been submitted and approved by the LPA. The approved schedule

shall thereafter be implemented in accordance with the agreed details.

Schedule of works to include:-

i) Works to conversion of building into dwellings Units 1, 2, 11, 12

and 16.

ii) Works to the remainder of the Listed Building to enable it to be

brought up to a marketable state including schedule of materials

and method statement.

iii) Details of method of protection of Listed Building during

construction.


Ward: ALEXANDRA

Proposal: Part demolition and conversion to form 16 dwelling units.

Address: County Hall, St Helens Street

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Applicant: Harris And Wilton

Agent: Thurlow Architects Ltd


The report was updated with amended plans showing the increase in the development area red line to include the remaining historic core of the Listed Building. The amendments also included a reduction in parking, introduction of soft landscaping and a drop off point, and bin storage. It was updated that SCC Highways had no objection to the reduced parking level subject to the imposition of planning conditions as recommended.

Reference was made to the Committee site visit that took place on Monday 16th

February 2015.

Mr Lionel Thurlow (agent) spoke in support of the application:-

- Ongoing discussions have been had with Ipswich Borough Council - Centrally located for commercial premises from St Helens Street - Rear wall blank mainly - Integrates between the new and old harmoniously - Dwellings will have a single aspect but light wells - Archway detail retained - Gables break down the roofscape - Balconies provide private space - External areas to be enhanced - Applicant accepts the condition regarding the regarding presenting the building

as a clean canvas for marketable purposes.

RESOLVED:-

A. That subject to the receipt of a signed Section 106 agreement by 24th

March 2015 for the amount of £97,432 towards education provision,

libraries, and waste, the Town Planning Manager be authorised to grant

planning permission subject to the following conditions:-

1. Development to be in accordance with revised plans received 02.02.15.

2. Details to be submitted and approved:- All external materials (samples);

window and door designs (large scale); hard and soft landscaping

scheme; details of method of construction of parking area; bin and cycle

storage details; sound insulation details; surface water drainage; external

lighting.

3. No development to commence on site unless and until a schedule of

works and phasing strategy for the proposed conversion and remaining

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listed building, has been submitted and approved by the LPA. The

approved schedule shall thereafter be implemented in accordance with

the agreed phasing strategy for the construction and occupation of the

dwellings. Schedule of works to include:-

i) Works to conversion of building into dwellings Units 1, 2, 11, 12

and 16.

ii) Works to the remainder of the Listed Building to enable it to be

brought up to a marketable state including schedule of materials

and method statement.

iii) Details of method of protection of Listed Building during

construction.

4. Construction management plan to be submitted and approved.

5. Code for Sustainable Homes level 4 unless demonstrated that it would

impact viability.

6. 15% of energy requirements of the new-build units to be from

decentralised and renewable or low-carbon sources, unless

demonstrated that it would impact viability.

7. Planting scheme to be submitted and approved.

8. Implementation of a scheme of archaeology.

9. No commencement unless details of access including

gates/bollards/barrier details have been submitted and approved.

10. Prior to occupation areas within the site for purposes of

loading/unloading, manoeuvring, and parking of vehicles and cycles has

been provided.

INFORMATIVES:

Ipswich Borough Council supports the use of automatic sprinkler systems.

Otherwise:

B. If a signed Section 106 agreement is not received by 24th March 2015 or any other date to be agreed in writing by the Council, that authorisation be given to the Town Planning Manager to refuse planning permission.

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REPS

Ward: ST MARGARETS

Proposal: Erection of single-storey, three bedroom dwelling with

integral garage on plot severed from side garden of 184

Valley Road and served via extended service road.

Address: 184 Valley Road

Applicant: Mr And Mrs Bernard Rice

Agent: Mr Neil Poole


RESOLVED:-


1. Approval to be built in accordance with revised plans received 26 January 2015.

2. Details to be submitted and approved: - external materials; landscaping scheme; and means of preventing discharge of water onto the highway.

3. Details of replanting of street trees to be agreed, at a rate of 2 for 1.

4. Landscaped border in south-east corner of the rear garden to be retained permanently.

5. Dwelling to achieve level 4 of the Code for Sustainable Homes, unless it is demonstrated that he viability of the development would be put at risk.

6. The extension of the highway to serve the new building to be laid out in accordance with approved plan and to SCC specification.

7. Dwelling not to be occupied until the carriageway and cycle/footway are constructed in accordance with approved plan.

8. Restriction on front boundary treatments to new dwelling up to 0.9m in height.

9. No occupation of the dwelling until the areas for parking and manoeuvring of cars to be provided.

10. Permitted development rights to be removed to prevent any extensions or loft extensions from being built.

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11. Construction management plan to be agreed.


REPS

Ward: ST MARGARETS

Proposal: Erection of detached dwelling, including creation of new

access and demolition of 3m section of boundary wall.

Address: 46 Anglesea Road

Applicant: Mr J Bobbin

Agent: Mr Peter Wells

The Officer introduced the application with a presentation and site photos.

The report was updated with late representations from the occupiers of No.7 Paget

Road, and No.9 Paget Road.

Mr Peter Wells (agent) spoke in support of the application:-

- New contemporary dwelling submitted after much discussion with Ipswich Borough Council.

- Flemish brick bond, appropriate design - Highly insulated to Level 4 of Code for Sustainable Homes - Modern design respects the context of No.46 - Main rooms face to the front and rear - Appropriate form - Garden space exceeds standards - 3 Flats on site with vacant church below in basement. - Access retained onto Anglesea Road in a site of 1300sqm left for No.46 - Conservation Area Appraisal identifies varied design

Mrs Doorly (No.48 Anglesea Road) spoke in opposition to the application:-

- Impact on the Conservation Area - Conservation Area Appraisal seeks to protect against severance sites. - Quality of the design is subjective - Impact on the 5 TPO trees to No.48 Anglesea Road. - Drawings not good for looking at impact on No.48 - Proposals should include the whole building as the setting is important - Height at the wall of No.48 only 30 inches and would not be an effective screen

Mr Dominic Smith (No.7 Paget Road) spoke in opposition to the application:-

- Unsure as to whether visibility splays can be included - Access in close proximity to the access to 7 Paget Road - School access to Ipswich School

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- Kitchens are an important consideration in terms of impact - Not a coherent but blocky - Not a positive contribution to the Conservation Area

It was proposed that the application be deferred to enable a site visit and this was agreed. RESOLVED: Application deferred for a site visit.


REPS

Ward: BRIDGE

Proposal: Erection of two-storey 2 bedroom dwelling with associated car parking following severance from existing garden.

Address: 1 Conway Close

Applicant: Mr S Smith

Agent: Mr Martin Last


and photographs. The report was updated with reference to receipt of revised plans to

reflect changes to the roof of the proposed dwelling. The recommendation was

subsequently updated.

The report was updated with a late representation from Councillor Smart.

Mr Reay, Last & Ticker Partnership, spoke as agent acting on behalf of the applicant,

in support of the application:

- Accords with policy - Off-road parking is proposed with communal parking also available - Little detriment to parking - No visual impact

Ms K Bailey, local resident, spoke in opposition of the application:

- No objection to the design - Only concern is parking - Policy requires a minimum of 1.5 spaces - Multiple parking to be lost - Negative impact on local residents

Councillor Smart spoke as Ward Councillor:

- No net provision of car parking provision

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- Already a deficiency of car parking in the area - 2 spaces would be needed - If built now over 28 spaces would need to be provided - Another straw on the back of an ‘already broken back'

Councillor Knowles proposed, seconded by Councillor Kreidewolf, that this application be refused on the grounds that it did not meet the Suffolk Guidance for Parking. This was put to the meeting and was lost. The recommendation in the report was then put to the meeting and was carried. RESOLVED:-


1. Development to be carried out in accordance with the approved drawings.

2. Details of materials, landscaping, boundary treatments, bin storage and

cycle parking.

3. Condition relating to access.

4. Condition relating to vehicular areas.

5. Dwelling to achieve Level 4 of the Code for Sustainable Homes unless

demonstrated not feasible or viable.

6. Conditions relating to contaminated land (desktop report, remediation,

implementation and unexpected contamination).

INFORMATIVES:

1. Sprinklers recommended.


REPS

Ward: ST MARGARETS

Proposal: Erection of detached garage with storage above.

Address: 15 The Avenue

Applicant: Mr Robert Johnson

Agent: Mr Andrew Garnham

The Development Management Team Leader presented the report illustrated by plans and photographs. The report was also updated with reference to the comments received from the Conservation and Design Panel, who considered the proposed detached garage to be too large for the site and is not subservient to the main house

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and that Members thought that a smaller building set further back from the building line would be more acceptable.

The report was updated with late representations from occupiers of 20 Elsmere Road, 14 The Avenue, 12 The Avenue, and via email.

Councillor Lockington spoke as Ward Member:

- Error on page 115 of the report should read 1.3m not 13m - Access is a problem - Verge is being destroyed RESOLVED:

Refuse Planning Permission

1 The development would, by virtue of its height and massing, and overall

design, appear as an alien incident in the street scene with no

architectural quality and would also have the appearance of a small

dwelling which would not be in keeping with the character and

substantial dwellings in the locality. The proposal would therefore be

contrary to policies DM5(e) and DM12(d) of the Core Strategy and Policies

DPD. It would also be contrary to the requirements of chapter 7 of the

NPPF.

2 The proposed development, due to its width and siting within the site,

would erode the gaps between the application property and 11 The

Avenue. This would create the impression of terracing within an

otherwise spacious built context. The proposal would therefore be

contrary to policy DM12(b) of the Core Strategy and Policies DPD. It

would also be contrary to the requirements of chapter 7 of the NPPF.

Councillor Carnall left the meeting.

143. PD/14/16 Item 9 - Application IP/14/01051/TALF

REPS

Ward: ST MARGARETS

Proposal: Application by Ipswich Borough Council to coppice Sycamore tree

to 1 to 1.5m stock, and coppice Field Maple to ground level. Trees

protected by TPO 18 of 1986.

Address: Copse Rear Of 3 To 15 Berkeley Close, The Albany

Applicant: Ipswich Borough Council - Mr Steven Leech

The Development Management Team Leader presented the report illustrated by plans and photographs. The officer advised that the proposal now sought a lesser reduction

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to trees than that proposed i.e. Coppice Sycamore tree to 3m (instead of 1 – 1.5m) and Coppice Field Maple tree to 2m (instead of ground level). Councillor Lockington spoke as Ward Member:

- Replacement planting should be considered - No trees have been planted despite requests

Councillor Knowles reported that he welcomed the suggestion of the Council’s Parks and Open Spaces Officer to plant five new trees nearby within the tree belt should planning permission be granted and this view was supported by the Committee. RESOLVED:-


1. Works to be undertaken in accordance with approved details.

INFORMATIVES:

The Planning and Development Committee requested that new tree planting should be implemented, where appropriate, as part of the on-going management arrangements in this area.


Ward: STOKE PARK

Proposal: Single storey rear, side and front extensions. Raise roof of property and insertion of dormer windows on front.

Address: 263 Belstead Road

Applicant: Mr Stephen Hammond

Agent: Mr Jamie Cambridge


and photographs.

The report was updated with a late representation from Councillor Chisholm.

Mr Hammond, applicant, spoke in support of the application:

- Fell in love with the property - Previous additions are dilapidated - Accords with Policy DM5 - Building needs to adapt to future needs - Design is subjective - Considered local and national planning policies - Wish to restore the building properly using traditional materials - Undertook extensive research, building not listed

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- Structural issues with existing building - Site visit requested Councillor Cenci, spoke as Ward Member: - Little originality left in building - Proposal seek to address structural problems - Middle Lodge is an ‘oddity’ within the street scene - Do not agree with Conservation Officer comments - External planner agrees with plans - Increase in size is a misconception - Difficult to defend on appeal It was proposed that the application be deferred to enable a site visit and this was agreed. RESOLVED: Application deferred for a site visit.

145. PD/14/16 Information for Councillors

145.1. 6 St Helens Street: Mr Miller (Town Planning Operations Manager) confirmed

that the leaded light panels had not yet been reinstated, but the owner had been prosecuted and fined for non-compliance with the Listed Building Enforcement Notice.

145.2. Land adjacent to St Peters Church: Mr Fulcher (Development Management Team Leader) reported that quotes for the additional works to clear this site were due to be received today. Councillor Harsant left the meeting.

145.3. Mr Miller confirmed that any unspent Section 106 contributions could be returned to developers if more than 10 years had elapsed from the signing of a Section 106 agreement.

145.4. Councillor Gage questioned whether the outstanding Section 106 contributions tied in with Suffolk County Council’s recent School Infrastructure Plans in terms of additional school places and new build. Mr Miller commented that contributions could only be used as defined in the Section 106 Agreement for a particular development, i.e. site specific.

145.5. Councillor French commented that it might be useful if Councillors signposted any outstanding education contributions to relevant school governors.

Resolved: that the information for Councillors be noted.

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The meeting closed at 12.58 pm

Chair

planning & development committee minutes - … · 2015-03-10 · planning & development...

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