Agenda and minutes

Planning & Development Committee - Wednesday 10th January 2018 9.30 am

Venue: Gipping Room, Grafton House

Contact: Linda Slowgrove  01473 432511

Items
No. Item

112.

Apologies for Absence

Minutes:

Apologies for absence were received from Councillor Vickery.

113.

Unconfirmed Minutes of Previous Meeting pdf icon PDF 94 KB

To consider the Minutes of the meeting held on 13 December 2017.

Minutes:

113.1.  Re: Minute 104 – Application IP/17/00942/FUL: In response to Councillor Jones’ query about the physical separation between the proposed bin area and the new access, the Acting Operations Manager for Planning and Development confirmed that this would be covered under condition 2 of the resolution.

 

Resolved:

 

that the Minutes of the meeting held on 13 December 2017 be signed as a true record.

114.

To Confirm or Vary the Order Of Business

Minutes:

Resolved:

 

that the Order of Business be confirmed as printed on the Agenda.

115.

Declarations of Interest

Minutes:

Councillor Harsant, speaking as a ward Councillor on behalf of residents, declared an interest in Item 2 (IP/17/00989/FUL) and left the room after making representations on this application.

 

Councillor Harsant, knowing the owner of the site, declared an interest in Item 6 (IP/17/00990/OPF) and left the room during the consideration of this item.

116.

PD/17/11 Planning Applications - General Information pdf icon PDF 54 KB

Additional documents:

Minutes:

Throughout these minutes “the Act” means the Town and Country Planning Act 1990 as amended and the “Advertisement Regulations” means the Town and Country Planning (Control of Advertisements) Regulations 1992.

 

In considering the applications the Committee took into consideration representations where indicated by the words “(REPS)” after the individual planning reference number.

 

The applications were considered in the order as listed on the Agenda.

117.

PD/17/11 Item 1 - Application IP/17/00775/FUL pdf icon PDF 238 KB

120 Henniker Road

Additional documents:

Minutes:

REPS

Ward:             WHITEHOUSE

 

Proposal:      2 x two-bedroom semi-detached bungalows and 1 x three-bedroom bungalow. (Revisions to approved layout and access in relation to planning permission IP/15/00710/FUL and IP/16/00963/VC).

 

Address:       120 Henniker Road

 

Applicant:     Mr D Payne

 

Agent:            Mr Mark Perkins

 

The Acting Operations Manager for Planning & Development presented the report illustrated by drawings and photographs.

 

Late representations were received from 120A Henniker Road and 120B Henniker Road.

 

Mr Banthorpe, occupant of No.122 Henniker Road, spoke regarding the application:-

-           Fence needs to be moved back.

-           Currently cannot back out of the site.

-           Turning head next to 120 Henniker Road needs to be kept clear.

-           Gate could be put in the side fence of 120A Henniker Road.

-           Dropped kerb access with Henniker Road needs looking at.

 

The report was updated to include condition 8 – Removal of fence panel for access to No.120A Henniker Road.

 

Councillor Jones proposed that condition 4 be amended to include a visual indication of the extent of the turning head and this was agreed.

 

RESOLVED:

 

To Grant planning permission upon condition that (briefly):-

 

1.         Development to be carried out in accordance with the approved amended plans.

 

2.         Agreed cycle parking details, boundary treatments (with gaps to provide for movement of small mammals, reptiles and amphibians) to be provided within 3 months of the permission being granted.

 

3.         Access to No.122 to be increased in width, and boundary fence to garden of No.120 to be reinstated in accordance with approved drawing 1077/200 Rev B, within 3 months of the permission being granted.

 

4.         Access and turning arrangement as shown on approved plan 1077/200 Rev B (indicated pink), shall be clearly identified onsite by white lining,  and shall remain clear of obstructions at all times in order that the accessway is used for manouvering of vehicles only.

 

5.         Recommendations of the ecological report to be implemented in accordance with plan reference 1077/200 Rev B within 3 months of the permission being granted.

 

6.         Agreed landscaping plans to be implemented within 3 months of the permission being granted.

 

7.         Restriction upon permitted development rights for extensions and installation of rooflights or windows above ground floor level.

 

8.         The fence panels adjacent to the west side of the frontage of No.120A shall be removed in order that access may be made for parking of associated vehicles in accordance with plan reference 1077-119-001 Rev B.

118.

PD/17/11 Item 2 - Application IP/17/00989/FUL pdf icon PDF 233 KB

42G Foxhall Road

Additional documents:

Minutes:

REPS

Ward:             HOLYWELLS

 

Proposal:      Change of use from residential dwelling (Class C3) to retail shop (Class A1) – retrospective application.

 

Address:       42G Foxhall Road

 

Applicant:     Longstop Investments Ltd

 

Agent:            Poole and Pattle Chartered Architects

 

The Acting Development Management Team Leader presented the report illustrated by drawings and photographs. Committee members had made a visit to the site on 8 January 2018.

 

Mr Richard Gamblin, a local resident, spoke in opposition to the proposals:

-               Lived in Gladstone Road for 30 years. Was a nice road to live in.

-               Changed over the years with letting market and shorter tenancy periods.

-               Previous problems in the road with drug dealing issues and brothel.

-               Existing anti-social behaviour: groups outside drinking past midnight, leaving rubbish and glass on pavement and road and chewing gum on pavement.

-               Had bottle thrown at him when asked people to clear up glass.

-               Vehicles park on the yellow lines.

-               Shop frontage and pavement was cleaned up prior to members’ site visit.

-               Shop previously raided by Suffolk Police/Trading Standards.

-               Children running wild in the area.

-               Police have addressed some of the issues.

 

Councillor Harsant spoke as Ward Councillor, outlining concerns against the proposals:-

-               Shop was previously European Food Stores – sold illegal goods

-               Previous Planning Enforcement Officer was told planning permission had been granted for extension to shop.

-               Shop is known to officers in Licensing Team and Suffolk Police.

-               Local residents met with Cllr Harsant to outline concerns.

-               Member site visit on Monday – understood some tidying had occurred before to this visit.

-               Application contrary to policy DM26.

-               Suffolk Police Officer Lucy Mures gave previous training on designing out crime.

 

Councillor Jones proposed that planning permission only be granted for a temporary period of one year with additional conditions relating to external CCTV, litter management strategy and hours of operation being restricted to no later than 10pm, and this was agreed.

 

RESOLVED:

 

Grant planning permission upon condition that (briefly):-

 

1.         Development to be in accordance with plans.

 

2.         Details to be submitted within 1 month and approved:-  Waste management plan including bin storage and presentation area, including litter bin provision; and CCTV coverage of external areas. Agreed details to be implemented within 2 months.

 

3.         Hours of operation - 7am to 10pm, Monday to Sunday.

 

4.         Temporary 1 year planning permission.

 

INFORMATIVES:

 

1.         Ipswich Borough Council supports the use of automatic sprinkler systems.

 

2.         The applicant is reminded of the need to apply for planning permission for the installation of air condensing units.

 

3.         The applicant is reminded of their obligations under the Licensing Act with regard to anti-social behaviour and allowing customers to drink outside of the premises.

119.

PD/17/11 Item 3 - Application IP/17/01013/FUL pdf icon PDF 380 KB

2-6 Cornhill

Additional documents:

Minutes:

REPS

Ward:             ALEXANDRA

 

Proposal:      Change of use from A1 (Retail) to mixed A1/A3 café/restaurant.

 

Address:       2-6 Cornhill

 

Applicant:     Pret a Manger (Europe) Limited

 

Agent:            Savills

 

The Acting Development Management Team Leader presented the report illustrated by drawings and photographs.

 

The report was updated as follows:

 

A late representation (5.1.2018) was received from Mr Daniel Humphrey, Ipswich Ltd, Saracens House Business Centre, 25 St Margaret’s Green, Ipswich, IP4 2BN. Comments summarised:

 

-               Application not complaint with policy DM20 – as was previous refusal IP/16/00738/FUL.

-               Planning does not differentiate between mixed uses.

-               Application primary use is A3 and therefore does not comply with DM20.

-               No reason why remaining Grimwades unit cannot attract an A1 client following sub-division.

-               A Pret a Manger will result in independent traders suffering.

-               Pret a Manger could be a benefit to Ipswich but not at the Cornhill.

 

A late rep (9.1.2018) was received from Mr Rob Mellor, Regional Acquisitions Manager, Pret A Manger. Comments summarised:

 

-               Welcome recommendation of approval.

-               Proposal different from earlier application – Use Class A3.

-               Mixed use widely recognised – A1/A3 (sui generis).

-               Pret a Manger provided a different food and beverage offer to existing.

-               No primary cooking.

-               No impact on existing operators.

-               Other shops in Cambridge and Norwich.

-               Notable benefit in this prominent location.

 

RESOLVED:-

 

Grant planning permission upon condition that (briefly):-

 

1.         Development to be in accordance with plans.

 

2.         Hours of opening to the public 07:00 to 19:00 Monday to Friday, 08:00 to 19:00 on Saturdays, and 09:00 to 17:00 on Sundays.

 

INFORMATIVES:

 

1.         Ipswich Borough Council supports the use of automatic sprinkler systems.

 

2.         The applicant is reminded of the need to apply for planning permission should external air conditioning units be required.

120.

PD/17/11 Item 4 - Application IP/17/01062/VC pdf icon PDF 221 KB

Lockup Garages and Amenity Land rear of 15-49 Ulster Avenue

Additional documents:

Minutes:

REPS

Ward:             WHITEHOUSE

 

Proposal:      Variation of Condition 1 (i) of planning permission IP/14/00376/FPI3 in order to alter traffic circulation proposal.

 

Address:       Lockup Garages and Amenity Land rear of 15-49 Ulster Avenue

 

Applicant:     Ipswich Borough Council

 

Agent:            KLH Architects Ltd

 

The Acting Development Management Team Leader presented the report illustrated by drawings and photographs.

 

RESOLVED:-

 

Grant planning permission upon condition that (briefly):-

 

1.         Development to be in accordance with the approved plans.

 

2.         The areas within the site for loading, manoeuvring and parking of vehicles including secure cycle storage, as indicated in plan ref: - 2877/03 Rev H under approval 14/00376/FPI3 shall be retained and used for no other purpose.

 

3.         Areas of external lighting approved under 14/00376/FPI3 and associated planning conditions to be retained.

121.

PD/17/11 Item 5 - Application IP/17/01115/VC pdf icon PDF 241 KB

Gospel Hall, 79 Cauldwell Hall Road

Additional documents:

Minutes:

Ward:             ST JOHNS

 

Proposal:      Variation of Conditions 1, 4 and 7 of planning permission IP/09/00811/REM (erection of 15 x 2 ½ storey dwellings and 1 x bungalow with car parking and associated works) including alterations to external works and elevations, all dwellings to be 2 bedroom and 1 additional flat (17 dwellings in total).

 

Address:       Gospel Hall, 79 Cauldwell Hall Road

 

Applicant:     Ipswich Borough Council

 

Agent:            Last and Tricker Partnership

 

The Senior Planning Officer presented the report with photographs and drawings. The report was updated as follows:-

 

Suffolk Police – No objection; however, in view of the moderate crime levels in the area, strongly recommend that reconsideration is given to the provision of undercroft parking for plots 11 and 12 and that the layout is reviewed so that parking spaces are subject to natural surveillance from the householder.

It is not the applicant’s intention to provide the play area required under previous policy and condition 2.

 

SCC Highways – Notice is hereby given that the County Council as the local Highway Authority does not object to the proposal subject to the imposition of conditions relating to vehicular areas, access, bin storage, construction management and photographic condition survey on any permission to be granted and the completion of a S106 planning obligation of £10,000 to be paid towards the costs to progress a scheme of waiting restrictions.

 

The description of the development was updated as follows:-

 

‘Variation of permission refer IP/12/00114/VC and conditions 1, 4 and 7 of permission refer IP/09/00811/REM (erection of 15x 2 ½ storey dwellings and 1x bungalow with car parking and associated works) by altering external works and elevations compared with that approved, with all dwellings to be 2 bedroom and with an 1 additional x1 bedroom flat (17 dwellings in total)’

 

The application was therefore to be re-advertised by press, site and neighbour notification giving a further 21 days for comment.

 

RESOLVED:-

 

Subject to no substantive objections being received the Head of Development be authorised to grant planning permission, including the following planning conditions (briefly):-

 

1.         Development to be in accordance with plans.

2.         Restrictions upon permitted development relating to front garden areas (no hardstandings) or extensions.

3.         Retention of existing hedgerows unless otherwise agreed.

4.         Details surface water drainage.

5.         Condition relating to 15% of energy from decentralised and renewable or low carbon sources, unless demonstrated not viable or feasible.

6.         Condition relating to water and energy efficiency measures unless demonstrated not viable or feasible.

7.         Details of biodiversity features, including gaps in boundary treatments to allow for movement.

8.         Conditions relating to provision and maintenance of areas of landscaping and open space, including boundary treatments.

9.         Conditions relating to the provision of access/visibility splays and parking.

10.       Provision of 2 cycle spaces per dwelling.

 

Councillor Gardiner left the meeting and the Vice-Chair, Councillor Knowles, took the Chair for the remainder of the meeting.

122.

PD/17/11 Item 6 - Application IP/17/00990/OPF pdf icon PDF 227 KB

Fringe Area Application – Orwell Crossing Service Area

Additional documents:

Minutes:

Proposal:      Outline planning application to Suffolk Coastal and Waveney District Council in relation to Class B8 storage, distribution and ancillary Class B1 office uses including associated infrastructure, car and lorry parking (Orwell Crossing Service Area, A14 Nacton East Bound, Nacton). 

 

Address:       Orwell Crossing Service Area

 

Applicant:     Suffolk Coastal and Waveney District Councils

 

The Senior Planning Officer presented the report illustrated by drawings and photographs.

 

RESOLVED:-

 

That the Planning and Development Operations Manager be authorised to write to Suffolk Coastal District Council, stating that Ipswich Borough Council makes the following comments:

 

Ipswich Borough Council has no objection to the principle of development, however raise concerns in relation to highway safety and convenience, lack of structural landscaping and biodiversity interest. The amenity impact upon surrounding properties will need to be considered and the appropriateness of the continued use of the railway level crossing should also be considered.

123.

PD/17/11 Item 7 - Application IP/17/01077/OPF pdf icon PDF 204 KB

Fringe Area Application – Sugar Beet Factory Site

Additional documents:

Minutes:

Proposal:      Outline planning application to Babergh and Mid Suffolk District Council for the development of an Enterprise Park comprising up to 90,000 sqm GIA of employment floorspace (B1/B2/B8), 9,000sqm GIA of motor vehicle sales (Sui generis), a local centre (accommodating with up to 1,250sqm NIA of retail floorspace including local retail and services (A1 and A2) restaurants, pubs and takeaways (A3, A4, A5) together with an 80-bed hotel (C1); new and improved access from Sproughton Road; together with the provision of landscaping, infrastructure (including movement (highways, parking, cycle and pedestrian routes), utilities (including gas, electricity, water, sewerage, telecommunications) and sustainable drainage system), and engineering works (including demolition of existing structures and buildings, breaking-up and recycling of hardstanding and ground remodelling and enabling works). 

 

Address:       Former Sugar Beet Factory site, Sproughton Road

 

Applicant:     Babergh and Mid-Suffolk District Council

 

The Senior Planning Officer presented the report illustrated by drawings and photographs.

 

Councillor Jones proposed that the response to Babergh District Council should request improvements to the access along the river to enable easier access by pedestrians and cyclists from Ipswich towards this site, and this was agreed.

Councillor Kreidewolf proposed that the response to Babergh District Council should also request that a landing point for the proposed bridge crossing be included within the development with appropriate pedestrian and cycle access through the site to the landing point, and this was agreed.

 

RESOLVED:-

 

That the Planning and Development Operations Manager be authorised to write to Babergh District Council, stating that Ipswich Borough Council makes the following comments:

 

Ipswich Borough Council raises no objection to the proposal subject to appropriate controlling conditions with regard to town centre floorspace and subject to opportunities for sustainable transport modes being maximised. In particular, it must be ensured that sustainable modes of travel are achieved particularly by consideration of additional pedestrian and cycle infrastructure in the vicinity of the River Gipping to the south and east of the site, including consideration of pedestrian and cycle access from the existing cycle network and a potential bridge link over the river with secured access and landing point through the site.

124.

PD/17/11 Information for Councillors pdf icon PDF 101 KB

Additional documents:

Minutes:

124.1.The Acting Operations Manager for Planning and Development highlighted the new quarterly Planning Enforcement performance update within the papers.

124.2.In respect of the Planning Advisory Service benchmarking report, Councillor Rudkin congratulated the Council’s Planning Officers and the Committee on their performance achievement as a Local Planning Authority.

 

Resolved:

 

that the information for Councillors be noted.