9.
MINUTES
RESOLVED :
THAT the Minutes of the
meeting held on 12 July 2005 be confirmed.
10.
DECLARATIONS OF INTEREST
Interests were
declared in the following matters:
Cllr Lady Pigot declared a
personal interest in Minute 11 (a) item 1, site of Mornington, Mornington Road,
Cowes, as she knew one of the objectors.
Cllr Henry Adams
declared a personal interest in Minute 11 (a) item 2, reduced site area, land off Whippingham Road,
East Cowes, as he had been on the Regulatory Panel that had granted Village Green
status to land adjacent the proposed trailer park.
Cllr Mike
Cunningham declared a personal interest in Minute 11 (a) item 2, reduced site area, land
off Whippingham Road, East Cowes, as he had previously responded to
correspondence received from protesters.
Cllr Barbara Foster
declared a personal interest in Minute 11 (a) item 2, reduced site area, land
off Whippingham Road, East Cowes, as she knew two of the objectors.
Cllr Muriel Miller declared
a personal interest in Minute 11 (a) item 2, reduced site area, land off
Whippingham Road, East Cowes, as she knew one of the objectors.
Cllr Arthur Taylor declared a personal
interest in
Minute 11 (a) item 2, reduced site area, land off Whippingham Road, East Cowes,
as he
had been on the Regulatory Panel that had granted Village Green status to land
adjacent the proposed trailer park.
Cllr Henry Adams
declared a personal interest in Minute 11 (a) item 3, Land to north west of roundabout, Racecourse,
Newport, as he had been on the Regulatory Panel that had granted Village Green
status to land adjacent the proposed trailer park.
Cllr Ivan Bulwer declared a
personal interest in Minute 11 (a) item 3, Land to north west of roundabout,
Racecourse, Newport as he was Chairman of Fishbourne Residents Group.
Cllr Barbara Foster
declared a personal interest in Minute 11 (a) item 3, Land to north west of
roundabout, Racecourse, Newport as she knew two of the objectors.
Cllr Muriel Miller declared
a personal interest Minute 11 (a) item 3, Land to north west of roundabout,
Racecourse, Newport as she knew one of the objectors.
Cllr Arthur Taylor declared a personal
interest in
Minute 11 (a) item 3, Land to north west of roundabout, Racecourse, Newport, as he had been on
the Regulatory Panel that had granted Village Green status to land adjacent the
proposed trailer park.
Cllr Wendy Arnold declared
a personal interest in Minute 11 (a) item 5, Bevois Farm, Laceys Lane, Niton,
Ventnor, as she was a member of Niton and Whitwell Parish Council.
Cllr Muriel Miller declared
a personal interest in Minute 11 (a) item 8, Gore Basin Motocross Circuit,
Downend Road, Newport, as she knew one of the objectors, the applicant’s agent
and the person speaking on behalf of the Arreton Parish Council was the husband
of a County Councillor.
Cllr Lady Pigot declared a
personal interest in Minute 11 (a) item 8, Gore Basin Motocross Circuit,
Downend Road, Newport, as she knew one of the objectors – she was not present
during the discussion and voting thereon.
Cllr Arthur Taylor declared
a personal interest in Minute 11 (a) item 8, Gore Basin Motocross Circuit,
Downend Road, Newport, as he knew the applicant’s agent and the person speaking
on behalf of the Arreton Parish Council was the husband of a County Councillor.
Cllr Wendy Arnold declared
a personal interest in Minute 11 (a) item 9, Land rear of Alban Cottage, High
Street and adjacent Whinscot, 49 Bannock Road, Whitwell, Ventnor, as she was a
member of Niton and Whitwell Parish Council.
Cllr Susan Scoccia declared
a personal interest in Minute 11 (a) item 10, Ventnor Botanic Garden, Undercliff
Drive, Ventnor, as she was a member of Ventnor Town Council.
11.
REPORT OF THE HEAD OF PLANNING SERVICES
(a)
Planning Applications and Related Matters
Consideration
was given to items 1 - 10 of the report of the Head of Planning Services.
RESOLVED :
THAT the applications be determined as detailed below :
The reasons for the resolutions made in
accordance with Officer recommendation were given in the Planning report. Where resolutions are made contrary to
Officer recommendation the reasons for doing so are contained in the minutes.
A schedule of additional representations
received after the printing of the report were submitted at the beginning of
the meeting and were drawn to the attention of Members when considering the
application. A note is made to that effect in the minutes.
|
Application:
|
TCP/26900
|
|
Details:
|
3 pairs of
semi-detached houses, 1 No. detached house and a 4 storey block of 11 flats
with parking at lower ground floor level;
formation of vehicular access
Site of Mornington, Mornington Road, Cowes
|
|
Site
Visit:
|
The
site was visited by Members of the Development Control Sub Committee on
Monday, 8 August 2005.
|
|
Public
Participants:
|
Mr
David Potter (Objector)
Mr
Keith Topley (Objector)
Mr
Jonathan Manser (Agent)
|
|
Additional
Representations:
|
A
short document answering a number of queries was submitted by the applicant’s
agent.
The
Council’s Tree Officer had inspected the site and raised a number of issues.
|
|
Comment:
|
Cllr
George Brown and Cllr Lora Peacey-Wilcox both spoke on this item.
|
|
Decision:
|
The application was refused contrary to Officer’s recommendation.
In compliance with the Council’s Constitution a named vote was taken
as the application was contrary to Officer recommendation :
For (7) Cllr Henry Adams, Cllr William Burt,
Cllr George Cameron, Cllr Lady Pigot, Cllr Susan Scoccia,
Cllr David Whittaker, Cllr Julian Whittaker
Against (5) Cllr Ivan Bulwer, Cllr Mike Cunningham,
Cllr Barbara Foster,
Cllr Muriel Miller, Cllr Arthur Taylor
|
|
Reasons:
|
The
application was refused as the proposal failed to have special regard to
height, form and massing and respect of traditional frontages and therefore
failed to preserve or enhance the current amenity value of the Conservation
Area and accordingly was contrary to Policy S10 (if it will Conserve or
Enhance the Features of Special Character of these Areas) and Policy B6
(Protection and Enhancement of Conservation Areas).
(Item 1)
|
|
Application:
|
TCP/25822/A
|
|
Details:
|
Formation of trailer
park to accommodate 28 freight trailers and associated facilities; formation
of vehicular access, (revised plans)
Reduced
site area, land off Whippingham Road, East Cowes
|
|
Site Visit:
|
The site was visited by
Members of the Development Control Sub Committee on Monday, 8 August 2005.
|
|
Public Participants:
|
Mr Ward (Objector)
Mr Tony Saunders
(Objector)
Mr Dennis Russell
(Objector)
Mr Colin Hetherington
(Applicant)
|
|
Additional Representations:
|
Comments were received
from Wootton Bridge Parish Council, East Cowes Residents Association and one
further letter of objection.
|
|
Comment:
|
Cllr Charlie Hancock, the
Local Member spoke on this item.
Cllr Barry Abraham, Cllr
Vanessa Churchman, Cllr Dawn Cousins, Cllr Melanie Swan and Cllr
Margaret Webster also spoke on this item.
|
|
Decision:
|
The application was refused contrary to Officer’s recommendation.
In compliance with the Council’s Constitution a
named vote was taken as the application was contrary to Officer
recommendation :
For
(9) Cllr Henry Adams, Cllr Ivan
Bulwer, Cllr William Burt, Cllr Barbara Foster, Cllr Muriel Miller,
Cllr Brian Mosdell, Cllr Lady Pigot, Cllr David Whittaker
Against
(1) Cllr Arthur Taylor
Cllr Julian Whittaker asked that it be minuted
that he abstained from voting as he was refused the opportunity to ask a
question.
|
|
Reasons:
|
The application was
refused as in the opinion if the Local Planning Authority the proposal was
not in keeping with the surrounding area, was inappropriate in scale and
operation for the location proposed and would have an unacceptably
detrimental impact on the wider area in general by virtue of it being the
introduction of a commercial activity into a predominantly rural area without
any demonstrable need to be located in this isolated location and was
therefore contrary to adopted Isle of Wight Unitary Development Plan Policy
TR 11 (Traffic Management Schemes for Ferry Terminals).
(Item 2)
|
|
Application:
|
TCP/25724/A
|
|
Details:
|
Formation of trailer
park to accommodate 60 freight trailers and associated facilities; formation
of vehicular access; storm water attenuation pond and landscaping (revised
scheme)
Land
to north west of roundabout, Racecourse, Newport
|
|
Site Visit:
|
The site was visited by
Members of the Development Control Sub Committee on Monday, 8 August 2005
|
|
Public Participants:
|
Mr Tony Saunders
(Objector)
Mr Dennis Russell
(Objector)
|
|
Additional Representations:
|
Comments were received
from Wootton Bridge Parish Council, East Cowes Residents Association and one
further letter of objection.
|
|
Comment:
|
Cllr Charlie Hancock, the
Local Member spoke on this item.
Cllr Barry Abraham, Cllr
Vanessa Churchman, Cllr Dawn Cousins, Cllr Melanie Swan and Cllr
Margaret Webster also spoke on this item.
|
|
Decision:
|
The application was refused contrary to Officer’s recommendation.
In compliance with the
Council’s Constitution a named vote was taken as the application was contrary
to Officer recommendation :
For (11) Cllr Henry Adams,
Cllr Ivan Bulwer, Cllr William Burt, Cllr George Cameron, Cllr Barbara
Foster, Cllr Muriel Miller, Cllr Brian Mosdell, Cllr Susan Scoccia,
Cllr Arthur Taylor, Cllr David Whittaker
Against (1) Cllr Mike
Cunningham
Abstention (1) Cllr Julian
Whittaker
|
|
Reasons:
|
The application was
refused for the following reasons :
1.
In the opinion of the Local Planning Authority, the proposed location
for the development was not within an existing urban area nor was it on
previously developed (brown field) land nor being a new development of a
large scale was it located in or adjacent to the defined development envelope
of East Cowes or any of the Island’s other towns and hence it was contrary to
the provisions of Policies S1, S2 and S3 of the adopted Isle of Wight Unitary
Development Plan.
2.
The proposed location for the development was an undeveloped (green
field) site not allocated for development as an extension to an urban area
where no suitable alternative brown field site existed and in the opinion of
the Local Planning Authority constituted inappropriate development in the
countryside contrary to the provisions of Policies S2 and S4 of the adopted
Isle of Wight Unitary Development Plan.
3.
In the opinion of the Local Planning Authority, the proposed location
for the development failed to maintain and protect the landscape and the
applicants had failed to demonstrate how it would benefit the rural economy
and the people who lived there and furthermore failed to take account of the
landscape character and local distinctiveness of the area contrary to the
provisions of Policy C1 (Protection of Landscape Character) of the adopted
Isle of Wight Unitary Development Plan.
4.
In the opinion of the Local Planning Authority, the proposed location
for the development would not reduce road haulage mileage and would therefore
result in increased disturbance as well as visual intrusion and was therefore
contrary to the provision of Policy TR15 (Bulk Freight Handling and
Distribution Facilities) of the adopted Isle of Wight Unitary Development
Plan.
(Item 3)
|
|
Application:
|
TCP/14737/B
|
|
Details:
|
Demolition of garage;
construction of carport; alterations to side boundary; removal of condition 16 of consent
TCP/14737A referring to retention of conifer hedge along the south eastern
boundary; retention of boundary wall to north of site (revised plans)
(revised description)
Bevois
Farm, Laceys Lane, Niton, Ventnor
|
|
Site Visit:
|
None.
|
|
Public Participants:
|
Mr Paul Turner (Objector)
Mr David Hirst
(Applicant)
|
|
Additional Representations:
|
None.
|
|
Comment:
|
Cllr Wendy Arnold, the
Local Member spoke on this item.
|
|
Decision:
|
The Committee had taken
into consideration and agreed with the reasons for the recommendation as set
out under paragraph entitled Justification for Recommendation of the report
and resolved:
Conditional planning
permission, subject to the conditions set out in the Part II Register.
|
|
Conditions:
|
As per report (Item 5)
|
|
Application:
|
TCP/26412/A
|
|
Details:
|
Residential development
of 3/4 storey block of 8 flats
16,
Union Road, Ryde
|
|
Site Visit:
|
The site was visited by
Members of the Development Control Sub Committee on Monday, 8 August 2005
|
|
Public Participants:
|
Mrs Vivian Howard
(Objector)
|
|
Additional Representations:
|
None.
|
|
Comment:
|
None.
|
|
Decision:
|
The application was refused contrary to Officer’s recommendation.
In compliance with the Council’s
Constitution a named vote was taken as the application was contrary to
Officer recommendation :
For (10) Cllr William
Burt, Cllr George Cameron, Cllr Mike Cunningham, Cllr Barbara Foster, Cllr
Muriel Miller, Cllr Brian Mosdell, Cllr Lady Pigot, Cllr Susan
Scoccia, Cllr David Whittaker, Cllr Julian Whittaker
Against (1) Cllr Ivan Bulwer
Abstention (1) Cllr Henry
Adams as he was the Local Member.
|
|
Reasons:
|
The application was
refused for the following reasons :
1.
The proposal by reasons of its mass, height, design and external
appearance would be likely to result in an Intrusive and over dominant
development out of scale and character with the prevailing pattern of
development in the locality and was therefore contrary to Policy S6 (Be of a
High Standard of Design) and Policy D1 (Standards of Design) of the Isle of
Wight Unitary Development Plan.
2.
The proposal failed to enhance or preserve the current amenity value
of the Ryde Conservation Area by reason of its inappropriate mass, height, design
and detailing and accordingly was contrary to Strategic Policy S10 (In Area
of Historic Value) and Policy B6 (Protection and Enhancement of Conservation
Area) of the Isle of Wight Unitary Development Plan.
3.
The application failed to demonstrate how this development could
cohesively be linked to any future development on adjoining land and in the
absence of such information the proposal was considered to be piece meal in
nature and likely to prejudice future development of the overall area. The proposal was therefore contrary to
Policy D1 (Standards of Design) and Policy G4 (General Locational Criteria
for Development) of the Isle of Wight Unitary Development Plan.
(Item 6)
|
|
Application:
|
(Cllr Brian Mosdell left
the room for this item).
P/26344
|
|
Details:
|
Continued use of
buildings as (Class B2) general industrial (Black and Blue Hangars, Buildings
1 and 2)
Former
Aircraft Museum, Sandown Airport, Embassy Way, off, Newport Road, Sandown
|
|
Site Visit:
|
The site was visited by
Members of the Development Control Sub Committee on Monday, 8 August 2005
|
|
Public Participants:
|
Mr Frank Sharples
(Objector)
Mr Purves (Applicant)
|
|
Additional Representations:
|
A letter was received
from a nearby commercial operator and from the local holiday park.
An unsigned letter dated
4 August 2005 and allegedly from L T Evans the Aerodrome Manager was handed
in and read out at the meeting.
|
|
Comment:
|
Cllr Anne Bishop spoke on
this item.
|
|
Decision:
|
The Committee had taken
into consideration and agreed with the reasons for the recommendation as set
out under paragraph entitled Justification for Recommendation of the report
and resolved:
Conditional planning
permission, subject to the conditions set out in the Part II Register.
|
|
Conditions:
|
As per report (Item 7)
|
|
Application:
|
(Cllr Lady Pigot declared
a personal interest in this item and left the room)
(Cllr George Cameron,
Cllr Mike Cunningham and Cllr Brian Mosdell left the room for this item as
they will be considering a Licensing application for the Bestival site).
TCP/25508/D
|
|
Details:
|
Temporary use of part
of land for car parking in connection with the Bestival Event at Robin Hill
from 9th to 12th September 2005
Gore
Basin Motocross Circuit, Downend Road, Newport
|
|
Site Visit:
|
The site was visited by
Members of the Development Control Sub Committee on Monday, 8 August 2005
|
|
Public Participants:
|
Mr Dennis Russell
(Objector)
Mr Phillip James
(Objector)
Mr Robin Oulton (Parish
Councillor)
|
|
Additional Representations:
|
None.
|
|
Comment:
|
None
|
|
Decision:
|
The Committee had taken
into consideration and agreed with the reasons for the recommendation as set
out under paragraph entitled Justification for Recommendation of the report
and resolved:
The
application is recommended for limited period permission subject to the conditions
set out in the Part II Register
|
|
Conditions:
|
Condition 1 to be amended
to read as follows :
The use
hereby permitted shall operate only between the 9th and 12th
September 2005 inclusive and thereafter the land shall be restored to its
previous condition which existed prior to the grant of this permission. Such restoration shall take place no later
than 16th October 2005.
As per report (Item 8)
|
|
Application:
|
TCP/01532/W
|
|
Details:
|
Erection of 4 detached
2 storey houses and 3 storey terrace of 4 houses (revised scheme)
West
Coombe Lodge and West Coombe Hotel, Westhill Road, Shanklin
|
|
Site
Visit:
|
None.
|
|
Public
Participants:
|
None.
|
|
Additional
Representations:
|
Shanklin Town Council
still believed the proposal represented overdevelopment.
One e mail from a local
resident confirming they had no objections.
A letter from another
neighbour confirming their continued concerns.
Memo from the Council’s
Tree Officer with regard to the effect on the preserved trees.
Two further e mail
representations from an adjoining neighbour questioning the accuracy of
notation on the plans.
|
|
Comment:
|
None.
|
|
Decision:
|
The Committee had taken
into consideration and agreed with the reasons for the recommendation as set
out under paragraph entitled Justification for Recommendation of the report
and resolved:
Conditional planning permission, subject to the
conditions set out in the Part II Register.
|
|
Conditions:
|
As per report (Item 4)
|
|
Application:
|
TCP/18968/D
|
|
Details:
|
3 detached houses with
garages and access off Bannock Road (revised plans)
Land
rear of Alban Cottage, High Street and adjacent Whinscot, 49, Bannock Road,
Whitwell, Ventnor
|
|
Site Visit:
|
None.
|
|
Public Participants:
|
None.
|
|
Additional Representations:
|
None.
|
|
Comment:
|
None
|
|
Decision:
|
The Committee had taken
into consideration and agreed with the reasons for the recommendation as set
out under paragraph entitled Justification for Recommendation of the report
and resolved:
Conditional planning
permission, subject to the conditions set out in the Part II Register.
|
|
Conditions:
|
As per report (Item 9)
|
|
Application:
|
TCP/21427/H
|
|
Details:
|
Sewage treatment plant
and associated drainage works
Ventnor
Botanic Garden, Undercliff Drive, Ventnor
|
|
Site Visit:
|
None.
|
|
Public Participants:
|
None.
|
|
Additional Representations:
|
None.
|
|
Comment:
|
None.
|
|
Decision:
|
The Committee had taken
into consideration and agreed with the reasons for the recommendation as set
out under paragraph entitled Justification for Recommendation of the report
and resolved:
Conditional planning permission, subject to the conditions set out in
the Part II Register.
The second recommendation was not agreed and therefore would not be
actioned.
|
|
Conditions:
|
As per report (Item 10)
|
(b)
Draft Rule 6 Statement and Deemed Reasons for
Refusal for the Appeal by Peter Harrison 1997 Settlement Against
Non-determination of Proposals for the Development of Land at Cowes Bounded by
Medina Road to the North, Thetis Road, Pelham Road and Arctic Road to the West,
Cowes Youth Centre and Island Youth Waters Activities Centre to the South, and
the River Medina to the East
Discussion in respect of
the Cowes Waterfront site was held at the Isle of Wight Economic Partnership
Board’s meeting on 27 July 2005 where it was resolved to advise the Isle of
Wight Council that they should adhere to the provisions of the Supplementary
Planning Guidance approved in June 2003 and the application should be
rejected. A letter from Wilbraham
& Co acting on behalf of the applicant and appellant was circulated at the
meeting.
Cllr George Brown the local
member spoke on this item, he believed there were elements of the Draft Rule 6
Statement that were not free from defect.
He asked the Committee if they wanted to delegate the matter entirely to
Officer’s as it was a complex issue and would not be without argument from the
other side.
Members were advised that
an appeal had been made to the Secretary of State against the Council’s
failure, as the Local Planning Authority, to determine one of two identical
planning applications submitted in February 2005 by the Peter Harrison 1997 B
Settlement Trust, each of the applications sought consent for ‘The demolition
of buildings/structures including part of seawall; outline for marine
employment (Class B1, B2 and B8), residential development; retail, public
house/restaurant, hotel, new quay wall, raising of site levels, formation of
vehicular access and access road, cycle and pedestrian routes, a riverside
walkway, associated parking and landscaping’ (P/00199/05 and P/00200/05). It was anticipated that the second
application would be brought to the Development Control Sub Committee prior to
the public enquiry.
The Committee were advised
that the Public Enquiry would be held on 21 March 2006.
The area had previously
been occupied by the boat and shipbuilding yards of J S White’s, Souter’s and F
B Marine. The site was a significant
deep water frontage employment opportunity.
The vast majority of the site appeared to be allocated for housing,
flats, hotel and leisure use. Members
believed that the residential element of the application did not need deep
water frontage and that could be moved elsewhere on the site. The Draft Rule 6 Statement should be made as
strong as possible with the need to encompass everything. Anything that was not ultimately needed
could be removed.
RESOLVED :
(i)
THAT the following putative reasons for refusal
:
1.
The proposals
are not for the overall benefit of the Island and constrain opportunities for
economic regeneration and as such are contrary to Strategic Policy S5 of the
Isle of Wight Unitary Development Plan.
2.
The proposals
represent an unacceptable loss of employment land and an opportunity for a
major employer to develop a site with deep water frontage, and as such are
contrary to policies E1 (Promotion of New Employment Uses), E2 (Major
Employers), E3 (Change of Use of Employment Land), E4 (Employment Development
and Mixed use), E7 (Essential Deep Water Frontage), and R4 (Development of
Unidentified Sites), of the Isle of
Wight Unitary Development Plan.
3.
The proposals
are contrary to the economic strategy and provisions of Supplementary Planning
Guidance for Cowes Waterfront (A Vision for the Medina Valley 2003).
4.
The proposals
introduce residential development into a flood risk area without justifying
exceptional circumstances and are contrary to Policy G6 (Areas Liable to
Flooding) of the Isle of Wight Unitary Development Plan.
5.
The
application provides insufficient information on archaeological remains within
an acknowledged site with high potential contrary to Government Guidance
outlined in PPG16 (Archaeology and planning), and Policy B9 (Protection of
Archaeological Heritage) of the Isle of Wight Unitary Development Plan.
6.
The retail
element of the proposals do not protect or enhance the retail function of Cowes
Town Centre and as such are contrary to policies R1 (Existing Town Centres) and
R2 (New retail development) of the Isle of Wight Unitary Development Plan.
be
agreed and the proposed case to be outlined in a Rule 6 Statement for a public
enquiry into the Local Planning Authority’s failure to determine one of two
identical applications for the Souter’s FBM and J S White’s sites at Cowes.
(ii)
THAT officers be delegated the task of producing
the final Rule 6 Statement, including any minor changes considered appropriate.
(c)
Schedule of Planning Appeals in Quarter 1 April
2005 – 30 June 2005
The Schedule of Appeals that had been lodged and decisions made during
the period 1 April 2005 to 30 June 2005 was received. It was noted that more than 77% of appeals had been
won which was above the national average.
Members thanked Officer’s for their work on the appeals.
RESOLVED :
THAT the report be noted.
CHAIRMAN
