Agenda for Development Control Committee on Wednesday 7 September 2022, 10.00 am

Agenda and minutes

Venue: Conference Chamber, West Suffolk House, Western Way, Bury St Edmunds IP33 3YU

Contact: Helen Hardinge: Democratic Services Officer  Email: helen.hardinge@westsuffolk.gov.uk

Media

Items
No. Item

270.

Apologies for absence

Minutes:

Apologies for absence were received from Councillors Brian Harvey and David Roach.

271.

Substitutes

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

Minutes:

The following substitutions were declared:

 

Councillor David Nettleton substituting for Councillor Brian Harvey; and

Councillor Sara Mildmay-White substituting for Councillor David Roach.

272.

Minutes pdf icon PDF 334 KB

To confirm the minutes of the meeting held on 3 August 2022 (copy attached).

Minutes:

The minutes of the meeting held on 3 August 2022 were confirmed as a correct record, with 14 voting for the motion and with 1 abstention, and were signed by the Chair.

273.

Declarations of interest

Members are reminded of their responsibility to declare any pecuniary or local non pecuniary interest which they have in any item of business on the agenda, no later than when that item is reached and, when appropriate, to leave the meeting prior to discussion and voting on the item.

Minutes:

Members’ declarations of interest are recorded under the item to which the declaration relates.

274.

Reserved Matters Application DC/22/0420/RM - Hatchfield Farm, Fordham Road, Newmarket (Report No: DEV/WS/22/034) pdf icon PDF 265 KB

Report No: DEV/WS/22/034

 

Reserved matters application - Submission of details under outline planning permission DC/13/0408/OUT (Granted by the Secretary of State under reference APP/H3510/V/14/2222871) - details of the two vehicle site accesses (Phase 1) and internal spine road (Phase 2)

Additional documents:

Minutes:

Reserved matters application - Submission of details under outline planning permission DC/13/0408/OUT (Granted by the Secretary of State under reference APP/H3510/V/14/2222871) - details of the two vehicle site accesses (Phase 1) and internal spine road (Phase 2)

 

The application was referred to the Development Control Committee following consideration by the Delegation Panel. The application was referred to the Panel due to the comments received from Newmarket Town Council. Subsequently, one of the local Ward Members (Newmarket North) Councillor Karen Soons, also requested that the application be referred to Committee.

 

As part of his presentation the Principal Planning Officer explained that outline planning permission had been granted for up to 400 dwellings at the site in March 2020.

 

The application before the Committee sought approval of matters reserved by condition 2 of the outline planning permission for some parts of the site. These being the areas around the previously approved vehicular accesses and a new road corridor through the site that would form a new distributor road serving the approved housing, the allocated employment site to the north and a proposed school and connection to the two approved accesses.

 

Members were advised that the employment land site and the primary school site were outside of the application site and did not have the benefit of planning permission to date.

 

For clarification, the Principal Planning Officer informed the Committee that the two points of vehicular access into the development site from the existing highway were included for submission as part of the outline application and therefore did not (and could not) fall to be considered at the secondary reserved matters stage.

 

Officers were recommending that the application be approved subject to conditions as set out in Paragraph 51 of Report No DEV/WS/22/34.

 

Speakers:    Councillor Karen Soons (Ward Member: Newmarket North) spoke against the application  

                   Richard Gee (applicant) spoke in support of the application

                   (Councillor Soons was not in attendance to personally address the Committee and, instead, the Democratic Services Officer read out a pre-prepared statement on her behalf.)

 

Councillor David Nettleton spoke in support of the application and suggested that the majority of the concerns raised could be mitigated by conditions. Accordingly, he proposed that the application be approved as per the Officer recommendation.

 

This was duly seconded by Councillor Roger Dicker who also spoke in support of the application and welcomed the progress of the scheme which would deliver much needed housing to Newmarket.

 

Upon being put to the vote and with 15 voting for the motion and with 1 abstention it was resolved that

 

Decision

 

Reserved Matters Consent be GRANTED subject to the following conditions:

 

1.   No development shall be commenced until an estate road phasing and completion plan has been submitted to and approved in writing by the local planning authority. The estate road phasing and completion plan shall set out the development phases and the standards of construction that the estate roads serving each phase of the housing development will be completed to and maintained at. Development  ...  view the full minutes text for item 274.

275.

Planning Application DC/22/0618/RM - Land NW of Haverhill, Anne Suckling Road, Little Wratting (Report No: DEV/WS/22/035) pdf icon PDF 467 KB

Report No: DEV/WS/22/035

 

Reserved matters application - submission of details under outline planning permission SE/09/1283 - the means of access, appearance, landscaping, layout and scale for the construction of 98 dwellings, together with associated means of enclosure, car parking, vehicle and access arrangements, landscaping and open space for a phase of residential development known as Phase 6. The application includes the submission of details to enable the discharge of conditions B9, B16, B17, B20, B21, B24 of outline planning permission SE/09/1283

Additional documents:

Minutes:

(Councillors John Burns and David Smith each declared a non-pecuniary interest in this item in light of the fact that they had attended Haverhill Town Council’s meeting when the Town Council considered the application. However, both Councillors stressed that they would keep an open mind and listen to the debate prior to voting on the item.)

 

Reserved matters application - submission of details under outline planning permission SE/09/1283 - the means of access, appearance, landscaping, layout and scale for the construction of 98 dwellings, together with associated means of enclosure, car parking, vehicle and access arrangements, landscaping and open space for a phase of residential development known as Phase 6. The application includes the submission of details to enable the discharge of conditions B9, B16, B17, B20, B21, B24 of outline planning permission SE/09/1283

 

This application was referred to the Development Control Committee following a call-in request from the local Ward Member (Haverhill North) Councillor Joe Mason. Haverhill Town Council also objected to the application.

 

Members were advised that the application was part of the wider North-West Haverhill site, which was one of the two strategic growth sites for Haverhill identified in the adopted Core Strategy. The application before the Committee sought approval of details for parcel 6 of residential development.

 

As part of her presentation the Senior Planning Officer explained that outline planning permission had been granted on 27 March 2015 for residential development, a primary school, local centre including retail and community uses, public open space, landscaping infrastructure, servicing and other associated works alongside full permission for the construction of a relief road.

 

Attention was drawn to the supplementary ‘late papers’ issued in respect of the application and the Officer also showed videos of the site by way of a virtual ‘site visit’.

 

Officers were recommending that the application be approved subject to conditions as set out in Paragraph 9.1 of Report No DEV/WS/22/035.

 

Speakers:    Councillor Joe Mason (Ward Member: Haverhill North) spoke against the application  

                   Beth Deacon (applicant) spoke in support of the application

                   (Councillor Mason was not in attendance to personally address the Committee and, instead, the Democratic Services Officer read out a pre-prepared statement on her behalf.)

 

Councillor John Burns raised a number of concerns in relation to the application, with specific reference made to the waste collection arrangements and the steep gradients on the site and lack of dropped kerbs which would impact future residents in manoeuvring their bins.

 

In response, the Senior Planning Officer displayed a plan to the meeting which showed the bin drag distances concerned. She advised that these complied with West Suffolk Council’s waste collection guidance whilst also being mindful of the fact that waste vehicles will not enter private drives.

 

Councillor Andy Neal voiced disappointment at there being no single storey accommodation within the scheme; particularly when considering the needs of an aging population and those with mobility issues.

 

Councillor Jason Crooks made reference to the Urban Design Officer’s comments as set out in the supplementary ‘late paper’. He  ...  view the full minutes text for item 275.

276.

Listed Building Consent DC/22/0365/LB - The Deanery, 3 The Great Churchyard, Bury St Edmunds (Report No: DEV/WS/22/036) pdf icon PDF 366 KB

Report No: DEV/WS/22/036

 

Application for listed building consent - External alterations to include; a. single storey extension to north wing to include partial demolition of rear wall and window; b. external door and window alterations to include replacement and reinstatement of window and doors to rear elevation; c. provision of gratings to basement window areas; Internal alterations involving remodelling of internal layouts to include; demolition of staircase to main entrance hall to allow for large dining area; b. partial relocation of modified staircase from main entrance hall to new stairwell within existing laundry room; c. demolition of internal partition between existing bedroom one and two; d. provision of new attic staircase; e. upgrading of thermal elements to existing attic accommodation together with provision of shower room; f. upgrading of internal doors to half hour fire resistance; g. renewal of services to include electrics, heating and plumbing together with other modifications

Additional documents:

Minutes:

(Councillors Mike Chester and Andrew Smith declared non-pecuniary interests in this item in light of the fact that they were members of the Parochial Church Councils of their Parish Churches which came under the St Edmundsbury and Ipswich Diocese as did the application site, they therefore asked that this be noted in the interests of transparency.

Councillor Peter Stevens also declared a non-pecuniary interest in this item in light of the fact that he had been invited to view the building in question prior to the scheduled site visit, he therefore asked that this also be noted in the interests of transparency.)

 

Application for listed building consent - External alterations to include; a. single storey extension to north wing to include partial demolition of rear wall and window; b. external door and window alterations to include replacement and reinstatement of window and doors to rear elevation; c. provision of gratings to basement window areas; Internal alterations involving remodelling of internal layouts to include; demolition of staircase to main entrance hall to allow for large dining area; b. partial relocation of modified staircase from main entrance hall to new stairwell within existing laundry room; c. demolition of internal partition between existing bedroom one and two; d. provision of new attic staircase; e. upgrading of thermal elements to existing attic accommodation together with provision of shower room; f. upgrading of internal doors to half hour fire resistance; g. renewal of services to include electrics, heating and plumbing together with other modifications

 

This application, as well as a Full Planning Application (DC/22/0364/FUL) for related works was considered at the Development Control Committee meeting on 6 July 2022, having been referred there by the Delegation Panel, and a Member site visit was undertaken on 4 July 2022.

 

Officers recommended that the planning application be approved, subject to conditions as set out in Paragraph 93 of Report No DEV/WS/22/024 and also recommended that the application for Listed Building Consent be refused for the reason outlined in Paragraph 94 of that report. This latter recommendation was in conflict with the view of Bury St Edmunds Town Council who supported the proposals.

 

Members at the July Committee meeting resolved to grant planning permission for the Full Planning Application (DC/22/0364/FUL), in line with the Officer recommendation, subject to the conditions. This decision has subsequently been issued.

 

However, Members also resolved that they were ‘minded to’ approve the Listed Building Consent, contrary to the Officer recommendation of refusal. The Decision Making Protocol was subsequently invoked which required a Risk Assessment report to be prepared for further consideration by the Committee.

 

Members resolved that they were minded to approve the application because they considered that the level of public benefit from the proposed works would outweigh the degree of harm caused, due in part to the staircase not being an original feature of the building.

 

The purpose of the further report before the Committee (No DEV/WS/22/036) was to provide a more detailed analysis of the public benefit that could be  ...  view the full minutes text for item 276.

277.

Planning Application DC/22/0585/FUL - The Folly, Hargrave Road, Chevington (Report No: DEV/WS/22/037) pdf icon PDF 158 KB

Report No: DEV/WS/22/037

 

Planning application - vehicular access from Hargrave Road

Additional documents:

Minutes:

(Councillor Mike Chester declared a non-pecuniary interest in this item in light of the fact that he had met with the applicant prior to the scheduled site visit, he therefore asked that this be noted in the interests of transparency.)

 

Planning application - vehicular access from Hargrave Road

 

This application was referred to the Development Control Committee following consideration by the Delegation Panel.

 

The Parish Council had registered support for the application which was contrary to the Officer recommendation of refusal for the reason set out in Paragraph 25 of Report No DEV/WS/22/037.

 

A Committee site visit was held prior to the meeting. At that site visit Members posed questions in respect of the proximity of the telephone box in relation to the proposed access.

 

The Principal Planning Officer confirmed that he had raised this matter specifically with Suffolk County Council Highways who had confirmed that they did not have concerns in relation to the telephone box as it did not impinge on visibility to any great extent, largely due to the fact you can see through it via the windows.

 

Councillor Mike Chester voiced support for the application and proposed that it be approved, contrary to the Officer recommendation, as he did not consider that the scheme would cause significant harm to the character of the area. This was duly seconded by Councillor Carol Bull.

 

The Service Manager (Planning – Development) explained that Members’ interpretation of Policies DM2 and DM24 was subjective relating to the character of the site and the area, meaning the Decision Making Protocol would not need to be invoked as a Risk Assessment would not be considered necessary.

 

The Principal Planning Officer then verbally advised on the conditions that could be appended to a permission, if granted.

 

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

 

Decision

 

Planning permission be GRANTED, CONTRARY TO THE OFFICER RECOMMENDATION, subject to the following conditions:

 

1.    Time Limit

2.    Approved Plans

3.    New access in accordance with the drawing -No other part of the development hereby permitted shall be commenced until the new access has been laid out and completed in all respects in accordance with drawing no. DM01 with an entrance width of 4.5 metres measured from the nearside edge of the metalled carriageway. Thereafter it shall be retained in its approved form.

4.    Access surfacing condition - Prior to the development 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 measured from the nearside edge of the metalled carriageway, in accordance with details that shall have previously been submitted to and approved in writing by the Local Planning Authority.

5.    Access gradient condition - The gradient of the vehicular access shall not be steeper than 1 in 20 for the first five metres measured from the nearside edge of the highway.

6.    Drainage: Ditch condition - Prior to the access being  ...  view the full minutes text for item 277.

278.

Planning Application DC/22/0609/HH and Listed Building Consent & DC/22/0610/LB - Smallwood Farm House, Smallwood Green, Bradfield St George (Report No: DEV/WS/22/038) pdf icon PDF 339 KB

Report No: DEV/WS/22/038

 

Planning Application and Listed Building Consent - Installation of solar panels to rear roof of central barn

Additional documents:

Minutes:

Planning Application and Listed Building Consent - Installation of solar panels to rear roof of central barn

 

These applications were originally considered at the Development Control Committee meeting on 3 August 2022, having been referred to the Committee by the Delegation Panel.

 

The Committee at the August meeting resolved that they were ‘minded to’ approve these applications; accordingly the Decision Making Protocol was invoked requiring a Risk Assessment report to be produced for further consideration by the Committee.

 

Members resolved that they were minded to approve the applications because they considered it to be a sustainable development, highlighting the contribution of the solar panels to the green agenda, providing renewable energy.

 

Members also considered that the proposal would not have a detrimental impact on the character, integrity and setting of the Grade II Listed Farm House, and would not contravene policy DM15. It was also stated that the proposal’s public benefits would outweigh any harm caused to the heritage asset.

 

The purpose of report before the Committee (No DEV/WS/22/038) was to provide a more detailed analysis of the public benefit that could be afforded to the Listed Building Consent proposal, as well as the Risk Assessment which set out the potential risks that could arise should Listed Building Consent and planning permission be approved.

 

Since publication of the agenda the Planning Officer advised that a further email had been received from the Parish Council reaffirming their support for the proposal.

 

Officers were continuing to recommend that the applications be refused for the reason set out in Paragraph 31 of the report.

 

Speaker:      Philip and Catherine Doe (applicants) spoke in support of the applications

                   (Mr and Mrs Doe were not in attendance to personally address the Committee and, instead, the Democratic Services Officer read out a pre-prepared statement on their behalf.)

 

A number of Members made comment on the applications, with considerable reference being made to the current energy crisis and the need to consider renewable forms of energy.

 

The Council’s Senior Conservation Officer was in attendance and was invited by the Chair to further elaborate on her reasons for recommending refusal.

 

Councillor Sara Mildmay-White voiced support for the applications and proposed they be approved, contrary to the Officer recommendation, as she did not consider that the scheme would cause significant harm, given the black materials on the roof of the barn and attributed greater weight to the public benefit it brought about in relation the green agenda. This was duly seconded by Councillor Carol Bull.

 

The Planning Officer then drew attention to Paragraph 14 of the report which contained a list of conditions that could be appended to the permissions, if granted.

 

Upon being put to the vote and with 15 voting for the motion and with 1 abstention, it was resolved that

 

Decision

 

Planning permission be GRANTED, CONTRARY TO THE OFFICER RECOMMENDATION, subject to the following conditions:

 

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

2.   The  ...  view the full minutes text for item 278.

279.

Listed Building Application DC/22/0113/LB - 7 The West Front, Samsons Tower, The Great Churchyard, Bury St Edmunds (Report No: DEV/WS/22/039) pdf icon PDF 325 KB

Report No: DEV/WS/22/039

 

Application for Listed Building Consent - roofing remedial works to Samson's tower as amended by plan received 4 March 2022

Additional documents:

Minutes:

Application for listed building consent - roofing remedial works to Samson's tower as amended by plan received 04 March 2022

 

This application was originally referred to Development Control Committee on 6 April 2022 as it was an application submitted by West Suffolk Council’s Property Services department on a building owned by West Suffolk Council.

 

At the meeting in April Members were advised that the consideration of proposals where a Local Planning Authority require Listed Building Consent for proposals, relating to the execution of works for the demolition, alteration, or extension of listed buildings and the Council is the applicant, the Authority should apply to the Secretary of State for that consent under the provisions of The Planning (Listed Buildings and Conservation Areas) Regulations 1990.

 

Accordingly, the previous recommendation was that consent be granted following the referral to the Secretary of State for determination, and subject to the outstanding ecological matters being addressed.

 

The report before the Committee provided an update on the position in relation to ecology and explained why referral to the State is not actually required.

 

Henceforth, Officers were recommending that Listed Building Consent be approved, subject to conditions as set out in Paragraph 20 of Report No DEV/WS/22/039.

 

In response to a question raised about works to the building owned by the Council, the Service Manager (Planning – Development) explained that the decision to undertake the works and any subsequent budgetary provision made was not relevant to the determination of the planning application by the Committee.

 

Councillor John Burns proposed that consent be granted, as per the Officer recommendation, and this was duly seconded by Councillor Andy Drummond.

 

Upon being put to the vote and with 15 voting for the motion and with 1 abstention, it was resolved that

 

Decision

 

Listed Building Consent be GRANTED subject to the following conditions:

 

1        The works to which this consent relates must be begun not later than three years from the date of this notice.

2        The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents, unless otherwise stated.

3        All mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the Preliminary Bat Roost Assessment (Adonis Ecology Ltd, 27th May 2022) and Precautionary Method Statement (Suffolk County Council, November 2020) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.

 

 

 

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