Agenda and minutes

No apologies for absence were received.

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

No substitutions were declared.

To confirm the minutes of the meeting held on 1 February 2023 (copy attached).

The minutes of the meeting held on 1 February 2023 were confirmed as a correct record, with 15 voting for the motion and with 1 abstention, and were signed by the Chair.

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.

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

Report No: DEV/WS/23/006

Planning application - one retail unit (class E) and associated vehicular and pedestrian accesses as amended by plans received 16th August and 9th November 2022 and 16th January 2023

Planning application - one retail unit (class E) and associated vehicular and pedestrian accesses as amended by plans received 16th August and 9th November 2022 and 16th January 2023

This application was referred to the Development Control Committee following consideration by the Delegation Panel; the application was considered by the Panel as a result of call-in by one of the local Ward Members (Councillor Nick Clarke – Clare, Hundon and Kedington).

The Parish Council had raised no objections and the application was recommended for approval, subject to conditions, as set out in Paragraph 58 of Report No DEV/WS/23/006. A Member site visit was held prior to the meeting.

As part of her presentation to the Committee the Senior Planning Officer advised Members that since publication of the agenda a further six late representations had been received from village residents objecting to the proposal. All of which raised concerns previously covered in earlier representations, as outlined in Paragraph 13 of the report.

Speakers:    Ann and George Bellamy (resident objectors) spoke against the application

                   Councillor Ann Naylor (Chair of Kedington Parish Council) spoke in support of the application

                   Daxa Visana (applicant) spoke in support of the application

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

Councillor Jason Crooks spoke at length on his concerns with the proposed scheme, particularly in light of the impact it would have on the character of the village due to the scale of the premises applied for.

In contrast, a number of other Members made reference to the importance of supporting sustainable rural communities and to reduce their need to travel long distances to access services. The local delivery service operated by the existing shop was also commended.

Councillor John Burns commented on the potential for development “creep” towards neighbouring Little Wratting, who did not have their own appointed Parish Council. Councillor Peter Stevens interjected and assured the Committee that Little Wratting came under his Ward (Withersfield) and he represented the village at District level.

In response to questions posed in relation to highways related matters the Senior Planning Officer explained that the exact crossing details would be agreed with the Highway Authority and were subject to a safety audit, however was is likely that Mill Road would just have a dropped kerb as opposed to a signalised crossing which was proposed on Haverhill Road. In addition, following an assessment of the road the Local Highways Authority had confirmed that the resurfacing works 50m either side of the proposed crossing were not required.

Councillor Mike Chester sought further clarification on the size of the premises applied for. The Senior Planning Officer gave additional explanation in respect of retail and storage space, and also explained how the proposal was assessed in relation to the Council’s retail assessment policy document.

The Committee were assured that controls were proposed by way of conditions in respect of the parking area (condition for  ...  view the full minutes text for item 330.

Report No: DEV/WS/23/007

Planning application - a. drive-thru restaurant; b. drive-thru coffee shop; c. car and cycle parking, provision, associated internal access road, footpath and cycleway, landscaping, substations and associated infrastructure

(Councillor Roger Dicker declared, in the interests of openness and transparency, that his son was employed by the company who proposed to operate from Unit A of the application, at an existing premises elsewhere in the District.)

This application was referred to the Development Control Committee as it represented a departure from the Development Plan.

Furthermore, the Parish Council had objected to the proposal which was in conflict with the Officer recommendation to approve, subject to conditions as set out in Paragraph 75 of Report No DEV/WS/23/007; inclusive of amendments to Conditions 3 and 4 to insert the word ‘archaeological’ and one further additional condition in relation to the installation of public litter bins on site.

A Member site visit was held prior to the meeting.

As part of her presentation the Senior Planning Officer explained that she had undertaken informal discussions with one of the Ward Members (Moreton Hall) Councillor Birgitte Mager in respect of cycle routes in the vicinity.

The Committee was also advised that signage for the scheme was subject to a separate application for advertisement consent.

Speaker:      Justin Bainton (agent) spoke in support of the application

In response to question concerning highways related matters, the Senior Planning Officer confirmed that the Local Highways Authority were satisfied that the drive-through area would not result in queuing on the adjacent highway. Furthermore, they were also content with the delivery arrangements and parking provision, which was in line with the standard operating arrangements of McDonalds premises.

Councillor John Burns commented on the lorries he observed parked on the highway near to the site when the Committee visited earlier in the week. The Senior Planning Officer explained that there was a lorry park nearby, therefore, lorries were unlikely to park near to the scheme in large numbers.

Councillor Brian Harvey made reference to the need for clear and advance signage from the adjacent A14. The Service Manager (Planning Development) explained that this would need to be addressed by National Highways as it was not the responsibility of the developer as part of the scheme before the Committee.

In relation to the two electrical vehicle charging points proposed, Members were advised that the number required for the development was in line with policy.

A number of the Committee voiced concern on the potential levels of litter that could be generated by the development. The Service Manager (Planning – Development) proposed that the additional condition in respect of litter bins could be expanded to include the requirement for a management plan to be submitted which outlined the collection of litter on site and in the immediate proximity by the premises operators.

Councillor Andy Drummond was content with the amendment as proposed in relation to litter collection and therefore proposed that the application be approved, 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       The development hereby  ...  view the full minutes text for item 331.