Agenda and minutes

Apologies for absence were received from Councillor Robert Everitt and Councillor Peter Stevens.

Any Member who is substituting for another Member should so indicate together with the name of the relevant absent Member.

Councillor Peter Thompson attended the meeting as substitute for Councillor Peter Stevens.

To confirm the minutes of the meeting held on 1 June 2017 (copy attached).

The minutes of the meeting held on 1 June 2017 were confirmed as a correct record and were signed by the Chairman subject to the following amendment:

Minute No. 323 Planning Application DC/16/0788/FUL – Street Farm Barns, Low Street, Bardwell (Report No: DEV/SE/17/025)

“Councillor Andrew Smith advised the meeting that he had considered the planning application previously when it was brought before Bardwell Ousden Parish Council…”

Councillor Smith also raised a query with regard to the wording of a separate paragraph in respect of this same Minute No and Officers agreed to review the recording of the meeting and correct the wording if considered necessary, in consultation with the Chairman.

Report No: DEV/SE/17/026

DC/16/2836/RM - Reserved Matters Application - Submission of details under outline planning permission SE/09/1283/OUT - The appearance, layout, scale, access and landscaping for 200 dwellings, together with associated private amenity space, means of enclosure, car parking, vehicle and access arrangements together with proposed areas of landscaping and areas of open space for a phase of residential development known as Phase 1

DC/17/0048/FUL - Change of use of land to highway use for 1no. point of vehicular access/egress to public highway - Haverhill Road and creation of hard standing for foot/cycle way - following planning application- SE/09/1283 as amended by plans dated 28 April 2017

DC/16/2836/RM - Reserved Matters Application - Submission of details under outline planning permission SE/09/1283/OUT - The appearance, layout, scale, access and landscaping for 200 dwellings, together with associated private amenity space, means of enclosure, car parking, vehicle and access arrangements together with proposed areas of landscaping and areas of open space for a phase of residential development known as Phase 1.

DC/17/0048/FUL - Change of use of land to highway use for 1no. point of vehicular access/egress to public highway - Haverhill Road and creation of hard standing for foot/cycle way - following planning application- SE/09/1283 as amended by plans dated 28th April 2017.

These applications were referred to the Development Control Committee as the development was considered to be of wider significance and due to the presence of objections from the Town Council which were contrary to the Officer recommendation of approval, subject to conditions, as set out in the supplementary papers circulated after publication of the agenda.

The Committee were informed that the reserved matters application sought approval of the detail for the first phase of one of the two strategic growth sites for Haverhill.  The separate full planning application sought consent for a vehicular access that did not form part of the original outline consent.

The Case Officer explained that the wider North-West Haverhill site had been the subject of significant public engagement through the preparation and adoption of a Concept Statement and a Masterplan. The Masterplan addressed a wide range of key issues including the distribution of uses, the location of the relief road, design principles, open spaces, accessibility and built form.

Members were advised that the proposals were considered to comply with the relevant policies of the development plan, with the National Planning Policy Framework and were considered to be acceptable in all other material respects.  A Member site visit was held prior to the meeting.

Attention was drawn to the supplementary papers which had been circulated in respect of this item and specifically Condition number 1 in respect of the Reserved Matters application which listed the approved plans and documents.

The Senior Planning Officer advised that there had been a number of minor amendments made to some of the plans, therefore, altering the revision numbers and dates.  One example being the inclusion of additional pathways for Plots 116 and 117 to link the properties to their parking areas.  She also highlighted that the landscape detail plans listed within that Condition would be subject to amendment in connection with the separate Condition No 20 which related to soft landscaping.

As part of her presentation the Senior Planning Officer set out in detail the varied changes made to the application in order to reach the scheme that was now proposed.

One of these changes was the removal of the formal play equipment from the open space in the Linear Park area.  Officers considered that formal play equipment was in contrast with this natural area and it would instead come forward as part of an adjacent scheme.  ...  view the full minutes text for item 327.

Report No: DEV/SE/17/027

Planning Application - (i) 80 no. bedroomed hotel (demolition of existing building) (ii) drive-through coffee outlet (mixed A3 and A5 use) (iii) associated refuse storage, parking and landscaping (iv) new pedestrian bridge access across River Lark (v) improvements and upgrading of proposed vehicular access from Compiegne Way, North of River Lark (vi) improvements and upgrading of proposed vehicular access from Etna Way/Enterprise Park (vii) in channel engineering works to River Lark

Planning Application - (i) 80 no. bedroomed hotel (demolition of existing building) (ii) drive-through coffee outlet (mixed A3 and A5 use) (iii) associated refuse storage, parking and landscaping (iv) new pedestrian bridge access across River Lark (v) improvements and upgrading of proposed vehicular access from Compiegne Way, North of River Lark (vi) improvements and upgrading of proposed vehicular access from Etna Way/Enterprise Park (vii) in channel engineering works to River Lark

This application was referred to the Development Control Committee as the development was considered to be of considerable local interest on a prominent site within Bury St Edmunds.

A Member site visit was held prior to the meeting.  Officers were recommending that the application be approved, subject to conditions, as set out in the supplementary papers circulated after publication of the agenda.

Attention was drawn to the supplementary papers which had been circulated in respect of this item which set out a revised list of conditions.  Further to these the Senior Planning Officer advised that an additional condition was to be added to secure details of kerb and barrier treatment of the river channel.

The Committee was also advised that since publication of the supplementary papers an additional representation had been received, citing a number of objections already raised by other nearby residents to the scheme.

Councillor Julia Wakelam sought advice as to whether she had any perceived form of interest in light of both herself and the applicant being on the Board of the Bury St Edmunds Literature Festival.

The Lawyer (Planning) advised that he did not consider Councillor Wakelam’s connection to the applicant to constitute as any form of interest that required declaration.

Speakers:    Mrs Sarah Kewell (resident) spoke against the application

                   Councillor David Nettleton (Ward Member: Risbygate) spoke              in support of the application

Councillor Wakelam then spoke as the other Ward Member for Risbygate and echoed the comments by Councillor Nettleton in that; she welcomed the application which would dramatically improve a derelict site, but made reference to the existing highways issues suffered by the nearby residents to the site.

A considerable number of other Members of the Committee spoke on the highways/access issues within the area when traversing Compiegne Way.

In response, the Suffolk County Council Highways Officer who was present confirmed that the Highways Authority was aware of the issues in question and that a scheme to address this junction, as part of a much wider strategic plan for this A14/Bury St Edmunds ‘corridor’, was in place with initial plans in the process of being drawn up.

The Committee were advised that Officers did not consider that the application would have a severe impact on the highway network and it was therefore unreasonable to request the applicant to address an already existing issue.

Councillor Nettleton again addressed the meeting and spoke in support of the plans that were being progressed by the County Council.  He reiterated the Highways Officer’s comments that this was the appropriate way to address the traffic issues  ...  view the full minutes text for item 328.

Report No: DEV/SE/17/028

Acoustic Fencing along the North-West and South-West boundaries of the Northern Way employment area in connection with Hybrid Planning Permission - DC/13/0932/HYB

Acoustic Fencing along the North-West and South-West boundaries of the Northern Way employment area in connection with Hybrid Planning Permission - DC/13/0932/HYB

This application was referred to the Development Control Committee because the application site was owned by the Council.

Officers were recommending that the application be approved, subject to conditions, as set out in Paragraph 27 of Report No DEV/SE/17/028.

The Principal Planning Officer explained that the proposal before the Committee had been submitted following the approval of DC/13/0932/HYB which granted, inter alia, outline consent for residential development.  A requirement of the Section 106 agreement of this permission was to provide a noise attenuation fence, hence, the application was in direct response to this Section 106 requirement.

Members were advised that the proposal would require the removal of 131 trees and the pruning of a further 35 trees to make space to construct the fence.  This would be compensated by way of mitigation planting, as outlined in Condition No 1.

Attention was drawn to Paragraph 25 of the report which made reference to the applicants having commenced construction of the fence, which was subsequently ceased when the Council became aware of the work.

Councillor John Burns sought clarity with regard to the timings of the tree removal that had already been undertaken on site.  The Officer reminded the meeting that the trees in question were not protected by way of a Tree Preservation Order meaning the removal did not represent a breach of planning legislation.  However, he would clarify the dates involved and would respond to all Members of the Committee directly with the answer.

Councillor David Roach proposed that the application be approved, as per the Officer recommendation, and this was duly seconded by Councillor Ian Houlder.

Upon being put to the vote and with the vote being unanimous, it was resolved that

Decision

Planning permission be GRANTED subject to the following conditions:

1.   3 year time limit condition

2.   Within three months of the date of this planning permission, a scheme for the mitigation planting (the location of which is indicated on approved drawing 180604/URB/SK/AFMP/001)), to comprise a 4m-deep strip of native species woodland, shall be submitted to and approved in writing by the Local Planning Authority. The mitigation planting shall be provided during the first planting season following the grant of planning permission, except for that between Points B and C as indicated on the approved drawing where it shall be provided during the first planting season after three years from the grant of planning permission. Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation.

3.   Prior to the completion of the acoustic fence, a scheme for the provision of bat boxes shall be submitted to and approved in writing by the Local Planning Authority. The bat boxes shall be provided in  ...  view the full minutes text for item 329.

Report No: DEV/SE/17/029

Outline Planning Application (All matters reserved) - 4no. dwellings

Outline Planning Application (All matters reserved) - 4no. dwellings

This application was referred to the Development Control Committee because the proposal was a departure from the Development Plan in that it proposed residential development outside the limits of the settlement envelope.

The Senior Planning Officer advised that the scheme before Members was seeking outline planning permission and that scale, layout, access details and landscape & appearance were reserved for future consideration.

During the presentation reference was made to the policy conflict in respect of the application; Officers had therefore had to weigh up the benefits and disbenefits of the scheme in order to achieve a balanced recommendation. 

The Service Manager (Planning – Development) also spoke on the application in connection with Vision 2031 and the importance of taking into account material planning considerations.

Speakers:    Miss Wendy Braithwaite (resident) spoke against the                         application

                   Councillor Enid Gathercole (Vice-Chairman of Fornham All                  Saints Parish Council) spoke against the application

                   Councillor Beccy Hopfensperger (Ward Member: Fornham)                 spoke against the application

                   Mr Chris Wilkie (agent) spoke in support of the application

A number of Members commented on the application largely in relation to; the site being outside the settlement boundary and the highways concerns as raised by some of the public speakers.  Some of the Committee made reference to requiring extension of the 30mph speed limit in order to cover the entrance to the site.

However, they were reminded by the Case Officer that the Highways Authority did not consider the development to have a severe impact on the transport network, irrespective of those existing concerns raised by residents,  in view of the proposal being for just four dwellings.

The Chairman suggested that it might be appropriate for Officers to engage with Suffolk County Council with regard to potentially extending the 30mph speed limit.

Councillor David Nettleton moved the that application be approved, as per the Officer recommendation, and this was duly seconded by Councillor Carol Bull.

Upon being put to the vote and with 9 voting for the motion, 5 against and with 1 abstention, it was resolved that

Decision

Planning permission be GRANTED subject to the following conditions:

1. Reserved Matters: details of the [access, appearance, landscaping, layout, and scale], (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.

2. Time limit Outline: application for the approval of the matters reserved by conditions of this permission shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. The development hereby permitted shall be begun not later than whichever is the latest of the following dates:-

i.    The expiration of three years from the date of this permission; or

ii.   The expiration of two years from the final approval of the reserved     matters; or,

iii.  In the case of approval on different dates, the final approval of the    last such matter  ...  view the full minutes text for item 330.

Report No: DEV/SE/17/030

Householder Planning Application - (i) Two storey side and rear extensions (following demolition of existing double garage) and (ii) new vehicular access

Householder Planning Application - (i) Two storey side and rear extensions (following demolition of existing double garage) and (ii) new vehicular access

This application was referred to the Development Control Committee as the applicant was related to a member of staff.

Officers were recommending that the application be approved, subject to conditions, as set out in Paragraph 22 of Report No DEV/SE/17/030.

Attention was drawn to the supplementary papers which had been circulated in respect of this item which set out an additional condition to be added to the recommendation, together with details of a representation that had been received since the agenda was published from a neighbouring resident.

Councillor David Nettleton moved that the application be approved, as per the Officer recommendation, and this was duly seconded by Councillor Ian Houlder.

Upon being put to the vote and with the vote being unanimous, it was resolved that

Decision

Planning permission be GRANTED subject the following conditions:

1.   The development hereby permitted shall be begun not later than 3 years from the date of this permission.

2.   The new vehicular access shall be laid out and completed in all respects in accordance with Drawing No. DM03; and with an entrance width of 3 metres and made available for use prior to the improved dwelling be first used.  Thereafter the access shall be retained in the specified form.

3.   Prior to the improved dwelling hereby permitted being first occupied, the new access onto the highway shall be properly surfaced with a bound material for a minimum distance of 5 metres from the edge of the metalled carriageway, in accordance with details previously submitted to and approved in writing by the local planning authority.

4.   Prior to the construction of the new access, hereby approved, details shall be submitted to and approved in writing by the Local Planning Authority showing the means to prevent the discharge of surface water from the development onto the highway. The approved scheme shall be carried out in its entirety before the access is first used and shall be retained thereafter in its approved form.

5.   The use shall not commence until the area(s) within the site shown on drawing No. 09/WMD/01 for the purposes of manoeuvring and parking of vehicles has been provided and thereafter that area(s) shall be retained and used for no other purposes.

6.   Before the dwelling/extension hereby permitted is first occupied/brought into use, the 2no. windows in the eastern elevation shall not be glazed other than with obscure glass and this form of glazing shall be retained permanently at all times thereafter.

7.   The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.

8.   Prior to the commencement of works above slab level, details of the proposed finished ground levels of the parking area surrounding the building (including cross sections) and details of the boundary treatment to the north boundary, shall be submitted to and approved in  ...  view the full minutes text for item 331.