Minutes

of the Meeting of the

Planning & Regulatory Committee

Wednesday, 14th September 2016

held at the Town Hall, Weston-super-Mare, Somerset.

 

Meeting Commenced:  2.30 pm     Meeting Concluded: 5:30pm

 

Councillors:

 

P  Peter Crew (Chairman)

P  Jill Iles (Vice-Chairman)

 

P  Elfan Ap Rees 

P  Felicity Baker 

P  Jan Barber 

P  Chris Blades 

A  Mary Blatchford 

P  Peter Bryant 

P  Mark Canniford 

P  Charles Cave 

P  Robert Cleland 

A  Andy Cole 

P  John Crockford-Hawley 

P  Bob Garner 

P   Ann Harley (substitute for Reyna Knight)

P  David Hitchins 

A  Reyna Knight 

A  Tom Leimdorfer 

P  John Ley-Morgan 

A  Richard Nightingale 

P   David Oyns (substitute for David Pasley)

A   David Pasley 

P  Dawn Payne 

P   Marcia Pepperall (substitute for Richard Nightingale)

P  Terry Porter 

P  David Shopland 

P   Kate Stowey (substitute for Mary Blatchford)

P  Richard Tucker 

P  Liz Wells 

P   Deborah Yamanaka (substitute for Tom Leimdorfer )

 

 

P: Present

A: Apologies for absence submitted

 

Also in attendance: Councillors Ericka Blades, James Tonkin

 

Officers in attendance: Sue Buck (Corporate Services), Simon Exley (Development & Environment), Kate Hudson-McAulay (Development & Environment), Richard Kent (Development & Environment), Heather Sanders (Corporate Services), Neil Underhay (Development & Environment), Roger Willmot (Development & Environment)

 

PAR

42    

Public speaking at planning committees (Standing Order 17A)

Planning Application Nos. 16/P/1455/F & 16/P/1486/F

 

Local resident Hilary Burn addressed the meeting speaking against development proposals at Bristol International Airport.

 

Representing the applicant Robert Sinclair then spoke in support of the proposals.

 

PAR

43    

Public speaking at planning committees (Standing Order 17A)

Planning Application No. 16/P/1593/F

 

Local resident James Scott addressed the meeting speaking against an application for planning permission at Birnbeck Pier, Weston-super-Mare.

 

The applicant’s agent Tania Tindale then spoke in support of the proposal.

 

PAR

44    

Public speaking at planning committees (Standing Order 17A)

Planning Application No.  16/P/1396/RM

 

Local resident Stephen Nichols addressed the meeting speaking against an application for planning permission at Priory School, Worle.

 

Representing the applicant Neville Coles then spoke in support of the proposal.

 

PAR

45    

Public speaking at planning committees (Standing Order 17A)

Planning Application No. 16/P/1768/F

 

The applicant’s agent Gillian Whitefield addressed the meeting speaking in support of an application for planning permission at Beechmount Close, Weston-super-Mare.

 

PAR

46    

Public speaking at planning committees (Standing Order 17A)

Planning Application No. 16/P/0887/F

 

Local resident Sheila Crabtree addressed the meeting speaking against an application for planning permission at Providence Lane, Long Ashton.

 

The applicant’s agent James Dexter then spoke in support of the proposal.

 

PAR

47    

Public speaking at planning committees (Standing Order 17A)

Planning Application No. 16/P/1485/F

 

The applicant’s agent Joy Batten addressed the meeting speaking in support of an application for planning permission at High Street, Banwell.

 

PAR

48    

Declaration of Pecuniary Interest (Agenda item 3)

 

Referring to Planning Application No. 16/P/1768/F Councillor Mrs Wells stated that a relative lived in Beechmount Close, Weston-super-Mare.

 

PAR

49    

Minutes of the Meeting held on 10 August 2016 (Agenda item 4)

 

            Resolved: that the minutes of the meeting be approved as a correct record.

 

PAR

50    

Planning Application No. 16/P/0887/F Erection of a second floor extension to south (front) elevation at 20A Providence Lane, Long Ashton (Agenda item 11)

 

            Due to the number of local residents in attendance for this item the Chairman exercised his discretion to alter the order of the agenda to make this the first application for consideration.

 

            The Director of Development & Environment reported on an application for planning permission.

 

Resolved: that the application be approved subject to the following conditions:

 

1.      

The development hereby permitted shall be begun before the expiry of three years from the date of this permission.

2.

The development hereby permitted shall be carried out in accordance with the approved plans and documents to be listed on the decision notice.

3.

The external walling and roofing materials to be used in the building works hereby permitted shall match those in the existing building.  If any other material is proposed no development shall take place until such has been approved, in writing, by the Local Planning Authority.

 

PAR

51    

Planning Application No. 16/P/1455/F Development of multi-storey car park built over two phases and totalling 1,878 spaces with associated walkways, lighting and landscaping at Bristol Airport, North Side Road, Felton (Agenda item 6)

 

            The Director of Development & Environment reported on an application for planning permission.

 

The representative of the Director of Development & Environment drew Members’ attention to the update sheet a copy of which is filed on the Minute Book and in particular to the applicants’ response to the objections summarised within the report.

 

Resolved: that subject to the completion of a ‘Deed of Variation’ to the Section 106 Legal Agreement for planning permission 09/P/1020/OT2 securing implementation of the new ‘Weston Flyer’ public transport services when the airport passenger number reach 8 million passengers per annum or when any part of the seasonal car park is first brought into use (whichever the earlier) the application be approved subject to the following conditions:

 

1.

The development hereby permitted shall be begun before the expiry of three years from the date of this permission.

2.      

The development hereby permitted shall be carried out in accordance with the approved plans and documents listed in the report.

3.      

No means of illumination on or within the multi-storey car park hereby

permitted unless until details of the position, height (including lighting columns), type and the levels of illumination shown in a lighting contour plan, have been submitted to and approved in writing by the Local Planning Authority.  The lighting shall thereafter be installed and operated in accordance with the agreed specifications. 

4.

The landscape scheme shown in Figure 22 of the ‘Landscape and Visual Appraisal’ dated June 2016 shall be carried out in accordance with the approved plans and specifications in the first planting season (October to March inclusive) following completion of the works or when the car park is brought in to use, whichever occurs first. 

5.

Trees, hedges and plants shown in the landscaping scheme to be retained or planted which, during the development works or a period of five years following full implementation of the landscaping scheme, are removed without prior written consent from the Local Planning Authority or die, become seriously diseased or are damaged, shall be replaced in the first available planting season with others of such species and size as the Authority may specify.

6.

If, during development, contamination 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 a remediation strategy to the Local Planning Authority detailing how this contamination shall be dealt with and obtained written approval of the strategy from the Local Planning Authority. The remediation strategy shall be implemented as approved.

7.

No work shall be commenced until samples of the materials to be used in the development have been submitted to and approved, in writing, by the Local Planning Authority. The development shall be carried out in the approved materials unless otherwise agreed in writing. 

 

PAR

52    

Planning Application No. 16/P/1486/F Development of car parking with associated temporary lighting, fencing and landscaping on agricultural land, providing approximately 3,650 long stay car parking spaces for use in peak months May-October and forming an extension to the existing Silver Zone car park at Bristol Airport, North Side Road, Felton (Agenda item 7)

 

            The Director of Development & Environment reported on an application for planning permission.

 

The representative of the Director of Development & Environment drew Members’ attention to the update sheet a copy of which is filed on the Minute Book and in particular to the submission of additional documents by the applicant regarding the impact of the proposals on biodiversity and to the response of the Council’s Ecologist to these.  As a result of the additional information received changes to the Conditions were proposed together with additional conditions and an advice note relating to ecological requirements.

 

Resolved: that subject to a) the referral of the application to the Secretary of State; b) the completion of a ‘Deed of Variation’ to the Section 106 Legal Agreement for planning permission 09/P/1020/OT2 securing implementation of the new ‘Weston Flyer’ public transport services when the airport passenger number reach 8 million passengers per annum or when any part of the seasonal car park is first brought into use (whichever the earlier); and

c) the resolution of a ‘Habitat Regulations’ Assessment’, the application be approved subject to the following conditions:

 

1.

The development hereby permitted shall be begun before the expiry of three years from the date of this permission.

2.

The development hereby permitted shall be carried out in accordance with the approved plans and documents listed on the decision notice.

3.

The car park hereby approved shall only be used between 1st May and 31st October in any year and at no other times.

4.

Notwithstanding the requirements of condition 3 the use of the car park hereby approved shall cease from 31st October 2017 unless Multi-Storey Car Parking comprising 984 spaces has been constructed and the 984 car parking spaces made available for use in accordance with plans and details to have been submitted to and approved in writing by the Local Planning Authority.

5.

The lighting shall be installed and operated in accordance with drawing numbers 1111-P01 and 1112-P00.  The lighting shall only be used when the car park is in use and the light columns shall be removed or lowered outside of the permitted seasonal use as set out in condition 3 of this permission. 

6.

The earth bund shall be completed in accordance with the approved plans and details before the car park hereby granted is brought in to use and the planting of the bund and other parts of the site shall be carried out in accordance with the approved specifications (Revision D – dated 26 August 2016 of the Landscape and Visual Appraisal) in the first planting season (October to March inclusive) following completion of the works or when the car park is brought in to use, whichever occurs first.

7.

Trees, hedges and plants shown in the landscaping scheme to be retained or planted which, during the development works or a period of five years following full implementation of the landscaping scheme, are removed without prior written consent from the Local Planning Authority or die, become seriously diseased or are damaged, shall be replaced in the first available planting season with others of such species and size as the Authority may specify.

8.

If, during development, contamination 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 a remediation strategy to the Local Planning Authority detailing how this contamination shall be dealt with and obtained written approval of the strategy from the Local Planning Authority. The remediation strategy shall be implemented as approved.

9.

The development shall be carried out in accordance with the mitigation and enhancement measures outlined in Sections 6.1 and 6.2 of the Bristol Airport Cogloop Car Park EIA Final Report Version 2 (Johns Associates, 2016).  If amendments to the methodology are required, details of the changes must be submitted in writing and agreed by the Local Planning Authority before relevant works proceed. The development shall then be implemented in accordance with the agreed changes.

10.

A Construction Environment Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of development.   This shall include details of the method of works, including: site enabling works, vegetation clearance, siting and installation of services, drainage; measures for storage and disposal of waste; implementation of pollution prevention guidelines (PPGs); measures for the protection of ecological features and trees; and provisions to avoid harm to protected species and wild mammals/   Works shall be implemented in strict accordance with the approved methodology.  

11.

The approved bird and bat boxes shown in drawing number 7669_S1_3_8 shall be provided before the car park is brought into use and shall be maintained and replaced if necessary at all times thereafter.

12.

No development shall commence until a plan showing the location and design of tree/hedge protection fencing for those trees and hedges to be retained has been submitted to and agreed in writing by the Local Planning Authority and all of the agreed protection fencing has been installed. Unless otherwise specified the fencing shall be as shown in Figure 2 of Check latest ref. BS5837:2012 'Trees in Relation to Construction - Recommendations' and shall be erected to achieve root protection areas in accordance with BS5837:2005. Root protection area calculations and the location of the fencing will be informed by the recommendations of BS5837:2012. This fencing shall remain in place during site works. The Local Planning Authority is to be advised at least 7 days prior to development commencing of the fact that the tree/hedge protection measures as required are in place and available for inspection.

13.

The development shall be implemented in strict accordance with the mitigation and enhancement measures outlined in Table 6.1 (M1-M8) and Table 6.2 (E1) of the submitted ‘Confidential Badger Annex V1.1 30/08/16’; which shall also be included in any relevant plans where indicated necessary, such as the CEMP.  If amendments to the report recommendations are required, details of the changes must be submitted in writing and agreed by the Local Planning Authority before relevant works proceed. The development shall then be implemented in accordance with the agreed changes.

Advice Note:

The applicant is advised that a Natural England licence will need to be obtained prior to the commencement of any works that would be likely to breach the provisions of the Protection of Badgers Act 1992.   

 

PAR

53    

Planning Application No. 16/P/1593/LB Listed building consent for partial demolition of the North Jetty to remove walkway and 5no. trestle piers Birnbeck Pier, Birnbeck Island, Birnbeck Road, Weston-Super-Mare (Agenda item 8)     

 

            The Director of Development & Environment reported on an application for planning permission.

 

            The representative of the Director of Development & Environment drew Members’ attention to the update sheet a copy of which is filed on the Minute Book and in particular to the receipt of additional information confirming (1) that following the storm damage earlier and having explored various options the applicant had concluded that the north jetty deck could not be replaced and (2) that the Birnbeck Regeneration Trust had written to confirm that the proposal was a pragmatic way forward.

 

Resolved: that subject to the receipt and consideration of a satisfactory Habitats Regulations Assessment and the consideration of any further comments from Natural England the application be approved subject to the following conditions and any additional or alternative conditions which may be required as a result of the Habitats Regulations Assessment:

 

1.

The demolition hereby permitted shall be begun before the expiry of three years from the date of this permission. 18 of the Town and Country (Listed Building and Conservation Areas) Act 1990.

2.

The demolition hereby permitted shall be carried out in accordance with the approved plans and documents listed on the decision notice.

3.

Prior to and during demolition a photographic, written and drawn record of the structure shall be carried in accordance with Historic England’s Building Recording level 4 and submitted to the Local Planning Authority within 2 months of the commencement of demolition works.

4.

Prior to the commencement of demolition details of how the pockets are to be retained following the removal of the jetty deck from the island shall be submitted to and approved in writing by the Local Planning Authority.  The works shall only be carried out in accordance with the approved details.

5.

Prior to the commencement of demolition a method statement providing details of the proposed procedure and manner of removal of the bolts connecting the deck to the island and landing stage shall be submitted to and approved in writing by the Local Planning Authority. The works shall only be carried out in accordance with the approved method statement.

6.

Prior to the commencement of demolition a method statement providing details of how the remaining post of the original wooden jetty and the remains of the original splash pool are to be protected shall be submitted to and approved in writing by the Local Planning Authority. The works shall only be carried out in accordance with the approved method statement.

 

PAR

54    

Planning Application No. 16/P/1396/RM Reserved matters application for the erection of a new science block pursuant to Outline permission 14/P/2357/O (erection of a new science block with all matters reserved for subsequent approval) at Priory Community School Academy, Queensway, Weston-super-Mare (Agenda item 9)

 

            The Director of Development & Environment reported on an application for planning permission.

 

Resolved: that the application be approved subject to the conditions attached to the outline planning permission.

 

PAR

55    

Planning Application No. 16/P/1768/F Change of use from residential dwelling (C3) to office and storage (B1) associated with the use of the adjacent rehabilitation facility at 43 Beechmount Close, Weston-super-Mare  (Agenda item 10)

 

            The Director of Development & Environment reported on an application for planning permission.

 

The representative of the Director of Development & Environment drew Members’ attention to the update sheet a copy of which is filed on the Minute Book and in particular to comments from the Town Council.

 

Members considered that the proposal would adversely affect the residential character of the Close.

 

Resolved: that the application be refused for the following reasons:

 

1

The proposed change of use of the residential house to an office and storage use will adversely harm the residential character of the area by introducing a commercial office and storage use and activity into the residential part of the area and as such would be contrary to policy DM47 of the North Somerset Sites and Policies Plan (Part 1).

 

PAR

56    

Planning Application No. 16/P/1485/F Erection of an attached 2no.bedroom dwelling with Juliet balcony to the south elevation following the demolition of the existing single storey side elevation and creation of a new stepped access. Part demolition of the stone wall to the off road parking bay to create vehicular access into the High Street at 52 High Street, Banwell (Agenda item 12)  

 

            The Director of Development & Environment reported on an application for planning permission.

 

Resolved: that the application be refused for the following reasons:

 

1.

The proposed development, by reason of its scale, position and proximity to the site’s boundaries will constitute a cramped form of development that results in a terracing effect and loss of spaciousness in the street scene, a frontage dominated by bin storage and parking (despite falling short of the council’s parking standards), and an inadequately sized new dwelling and garden.  The proposal will, therefore, harm the character of the area and provide an unsatisfactory standard of living accommodation and amenity space for future occupants.  The proposal is therefore contrary to policy CS12 of the North Somerset Core Strategy and policies DM32, DM37 and DM42 of the North Somerset Sites & Policies Plan (Part 1). 

2.

The proposed development, by reason of its scale, position, height and close proximity to the northern site boundary will have an unacceptable impact on the living conditions of the occupants of the property to the rear (14 Queens Road) through overlooking and overbearing impact.  The proposal is therefore contrary to policies DM32 and DM37 of the North Somerset Sites & Policies Plan (Part 1) and the North Somerset Residential Design Guide SPD - Section 1: Protecting living conditions of neighbours.

 

PAR

57    

Planning Appeals (Agenda item 13)

            The Director of Development & Environment reported on appeal decisions and appeals that had been lodged since the date of the last meeting

 

Resolved: that the report be noted.

 

PAR

58    

Electoral Canvass Pilot

            A representative of the Head of Legal and Democratic Services attended the meeting to informally update Members regarding an application that North Somerset was submitting to undertake an electoral pilot in the autumn of 2017.

 

 

                                                                                    ________________________________

                                                                                                                Chairman

                                                                                    ________________________________