Agenda and minutes

Planning & Development Committee
Wednesday 6th February 2019 9.30 am

Venue: Gipping Room - Grafton House. View directions

Contact: Linda Slowgrove  01473 432511

Items
No. Item

93.

Apologies for Absence

Minutes:

Apologies for absence were received from Councillor Hall and Councillor Rudkin.

94.

Unconfirmed Minutes of Previous Meeting pdf icon PDF 73 KB

To consider the Minutes of the meeting held on 9 January 2019.

Minutes:

Resolved:

 

that the Minutes of the meeting held on 9 January 2019 be signed as a true record.

95.

To Confirm or Vary the Order Of Business

Minutes:

95.1.    Councillor Jones proposed that application IP/18/01013/FUL (Lockup Garages adjacent to 16 Luther Road) be deferred in order for a site visit to take place, and this was agreed.

 

Resolved:

 

that, subject to the deferral of Item 1 within report PD/18/09, the Order of Business be confirmed as printed on the Agenda.

96.

Declarations of Interest

Minutes:

Councillor Harsant, being a member of the Corporation of Suffolk New College, declared an interest in Item 6 (IP/18/01098/FUL) and left the room during the consideration of this item.

 

Councillor Smart, having met with objectors to the application, declared an interest in Item 1 (IP/18/01013/FUL) and did not participate in the vote to defer this application.

 

Councillor Connelly, being the partner of the ward Councillor making representations, declared an interest in Item 3 (IP/18/01019/FUL) and left the room during the consideration of this item.

97.

PD/18/09 Planning Applications - General Information pdf icon PDF 35 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.

 

Item 1, IP/18/01013/FUL – Lockup Garages adjacent to 16 Luther Road, had been deferred for a site visit. The remaining applications were considered in the following order:

 

Item 4 – IP/18/01084/FUL – 468 Nacton Road

Item 6 – IP/18/01098/FUL – Car Park on corner of Dove Street and Rope Walk

Item 5 – IP/18/01115/OUT – 42 Brooks Hall Road

Item 3 – IP/18/01019/FUL – Ormiston Endeavour Academy, Defoe Road

Item 7 – IP/18/00966/FUL – Land rear of 79 and 79a Henley Road

Item 2 – IP/18/00899/FUL – 12-12a Arcade Street

Item 8 – IP/18/01045/FUL – 104 London Road

98.

PD/18/09 Item 1 - Application IP/18/01013/FUL pdf icon PDF 224 KB

Lockup Garages adjacent to 16 Luther Road

Additional documents:

Minutes:

REPS

Ward:             BRIDGE

 

Proposal:      Erection of a 3-bedroom, two-storey detached dwelling and associated works.

 

Address:       Lockup Garages adjacent to 16 Luther Road

 

Applicant:     L & T Investments Ltd

 

Agent:            Nick Barber Architects Ltd

 

This item had been deferred for a site visit prior to any presentations being made.

99.

PD/18/09 Item 2 - Application IP/18/00899/FUL pdf icon PDF 508 KB

12-12a Arcade Street

Additional documents:

Minutes:

REPS

Ward:             ALEXANDRA

 

Proposal:      Conversion to 14 apartments with refuse and cycle stores.

 

Address:       12 - 12a Arcade Street

 

Applicant:     Arcade Street Ltd

 

Agent:           DAP Architecture

 

The Development Management Team Leader presented the report illustrated by drawings and photographs.  The report was corrected to list the applicant as ‘Arcade Street Ltd’ and the agent as ‘DAP Architecture’.

 

The report was updated with reference to the following “late” representation against the proposal:-

 

Arlingtons (Ipswich) Ltd, 13 Museum Street, Ipswich, dated 31 January 2019

 

Issues Raised:-

 

1.         Dispute over land ownership.

 

Councillor Jones raised concerns about the lighting levels for the basement living areas and also requested that some interesting detail be considered for the ground floor windows at the front of the building.

 

Councillor Jones also queried how the roof top communal garden area would be managed and maintained if it was shared rather than allocated to a particular apartment as there was no management plan for this amenity area.

 

Councillor Gage queried the security of the proposed post boxes and the purpose of the ground floor communal lounge area at the front of the building, which offered no privacy from the busy town centre street.

 

Councillor Parry asked about the future use of the area next to the two proposed visitor parking spaces as this could possibly block the fire escape stairs of the adjacent building.

 

Councillor Jones proposed that the application be deferred in order for discussions to be held with the applicant in relation to the queries raised, and this was agreed.

 

RESOLVED:

 

that the application be deferred to address the following issues:

 

1.         Light to basement flats.

2.         Frontage design.

3.         Communal area detail and management plan.

100.

PD/18/09 Item 3 - Application IP/18/01019/FUL pdf icon PDF 506 KB

Ormiston Endeavour Academy, Defoe Road

Additional documents:

Minutes:

REPS

Ward:             WHITTON

 

Proposal:      Demolition of existing school building and erection of new 3-storey school building with associated landscaping and hard court provision.

 

Address:       Ormiston Endeavour Academy, Defoe Road

 

Applicant:     Wates Construction

 

Agent:            Planning & Development Associates Ltd

 

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

 

Mr Alan Gunne-Jones, Planning and Development Associates Ltd, spoke in support of the proposals:

 

-        The principle of development was supported by national policy.

-        The buildings to be demolished were of poor quality and their upkeep was costly.

-        The proposed building was of good design.

-        Pre-application engagement undertaken with officers and local community.

-        All issues raised during the application process have been responded to.

 

Councillor Meudec, Whitton ward Councillor, spoke on behalf of local residents:

 

-        Residents supportive of the overall proposal.

-        Consideration needs to be given to phase 1 construction vehicular access.

-        Whitton Church Lane has been patched and collapsed in places; photographic condition surveys required before and after construction.

-        Whitton Church Lane already in a poor state, so improvements unlikely.

-        Concern that Defoe Road has not been considered for construction traffic.

-        Potential for access issues as there were no traffic restrictions on Whitton Church Lane.

-        Concerns with regards to disturbance to services at St Mary’s Church.

 

Mr Boggis of the Parochial Church Council of Whitton with Thurleston & Akenham spoke on behalf of St Mary’s Church to raise concerns on the proposed development:

 

-           Would like to see additional access road constructed along Whitton Church Lane by removing the hedge to allow for wider road way.

 

RESOLVED:-

 

Grant planning permission subject to the following conditions (briefly):-

 

1.         Development to be in accordance with plans.

 

2.         Details to be submitted and approved:- External materials; Hard and Soft landscaping including tree planting; boundary treatments; External lighting; Ecological enhancement measures.

 

3.         5 year protection of the soft landscaping works to be agreed.

 

4.         Renewable and low-carbon energy sources to be installed as per submitted Energy Statement, and thereafter retained as such.

 

5.         Before groundworks associated with the hereby-approved development commence, provision of an investigation scheme and remediation strategy for contamination to be submitted and approved. Prior to occupation, a verification plan to be submitted to and approved.

 

6.         Before groundworks associated with the hereby-approved development commence, details of the strategy for the disposal of surface water on the site shall be submitted to and approved in writing by the local planning authority.

 

7.         Before groundworks associated with the hereby-approved development commence, details of the implementation, maintenance and management of the strategy for the disposal of surface water on the site shall be submitted to and approved in writing by the local planning authority. The strategy shall be implemented and thereafter managed and maintained in accordance with the approved details.

 

8.         Prior to first occupation of the new school building, a Travel Plan in accordance with Suffolk County Council’s School Travel Plan Guidance, that includes suitable targets, objectives and measures must  ...  view the full minutes text for item 100.

101.

PD/18/09 Item 4 - Application IP/18/01084/FUL pdf icon PDF 188 KB

468 Nacton Road

Additional documents:

Minutes:

Ward:             GAINSBOROUGH

 

Proposal:      Annexe in rear garden to replace garage.

 

Address:       468 Nacton Road

 

Applicant:     Mr Luke Hardman

 

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

 

RESOLVED:-

 

Grant of planning permission subject to the following conditions (briefly):-

 

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

2.         Annex to be ancillary to the main dwelling only.

3.         Details of tree protection measures prior to any groundworks.

102.

PD/18/09 Item 5 - Application IP/18/01115/OUT pdf icon PDF 228 KB

42 Brooks Hall Road

Additional documents:

Minutes:

REPS

Ward:             WESTGATE

 

Proposal:      Outline application for demolition of warehouse and erection of 4 x 2-bed houses and external works.

 

Address:       42 Brooks Hall Road

 

Applicant:     Mr A Brett

 

Agent:            Last and Tricker Partnership

 

The Senior Planning Officer presented the report illustrated by drawings and photographs.  A site visit was undertaken by Members of the Committee on Monday 4 February 2019.

 

The report was updated with reference to a revised proposal that reduced the scale of Plot 1 and amended the first floor layout of Plots 2 and 3.

 

The report was also updated with reference to the following “late” representation against the proposal:-

 

Mrs L Chandler, 28 Brooks Hall Road, received on 1.2.19.  Issues raised:-

 

1.      Concerns regarding loss of security not addressed.

2.      Inadequate report and lack of notification regarding committee site visit.

 

The Officer detailed the likely effects of the development on each of the matters raised by the objector.

 

Mr Last, Last and Tricker Partnership, spoke in support of the application:-

 

-           Elevations have shown less detail when reproduced.

-           Current use was operating at limited capacity.

-           Employees’ jobs were safe as the applicant intends to relocate.

-           Proposal represents a significant reduction in footprint and less impact than existing development.

-           Have addressed Urban Design Officer comments and representations.

-           Have addressed reasons for refusal.

-           Pathway will be secured by keypad locking device.

 

Councillor Jones questioned whether the proposed playroom would be utilised as a third bedroom, making the properties in effect 3-bedroom houses, in which case the development would provide insufficient parking, which would impact on local parking in area.

 

Councillor Smart asked whether reducing the mass of the middle two houses could be investigated with the applicant.

 

Councillor Gage requested that further detail of the SCC Highways response be provided, including the parking restrictions being considered, e.g. would restrictions apply overnight, in order to better assess the impact of the development on local parking.

 

Councillor Jones proposed that the application be deferred in order to investigate the option of reducing the mass of the middle 2 houses and to receive further detail of the SCC Highways response, and this was agreed.

 

RESOLVED:

 

that the application be deferred to address the issues raised above.

103.

PD/18/09 Item 6 - Application IP/18/01098/FUL pdf icon PDF 389 KB

Car park on corner of Dove Street and Rope Walk

Additional documents:

Minutes:

Ward:             ALEXANDRA

 

Proposal:      Erection of new hub (education) building.

 

Address:       Car Park Corner of Dove Street, Rope Walk

 

Applicant:     Suffolk New College

 

Agent:            Ben Elvin Planning Consultancy

 

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

 

Mr Elvin, agent for the application, spoke in support of the proposals:

 

-        Site has been marketed in full and in part with little interest.

-        SNC looking for land to deliver further education provision.

-        Proposal would create 10 FTE and deliver new educational courses.

-        Educational use would be in keeping with educational quarter.

-        Proposal would trigger redevelopment of the wider site.

-        Proposal followed similar design of the wider extant permission.

-        College logo would be indicated on building.

-        Fenestration has been amended to overcome officer concerns regarding wider development.

-        Conservation Officer supported proposal and no local objection raised.

 

RESOLVED:-

 

Grant planning permission subject to the following conditions (briefly):-

 

1.         Development to be in accordance with plans.

 

2.         Details to be submitted and approved:- External materials and maintenance regime (cedar cladding and render); hard and soft landscaping scheme including tree planting and external surfacing and green roof design and maintenance programme; boundary treatments; secure cycle storage details; refuse/recycle presentation area details; biodiversity enhancement measures; external lighting. All agreed details to be provided prior to occupation.

 

3.         5 year protection of soft landscaping to be agreed.

 

4.         Building to achieve a minimum of BREEAM Very Good standard or equivalent.

 

5.         Submission of a Pre-commencement programme of archaeological work.

 

6.         Submission of a pre-commencement Construction Management Plan to be submitted, approved, and implemented.

 

7.         Area for refuse/recycling bin storage to be provided as per drawings.

 

8.         Details of footway improvements to be submitted.

 

9.         Details of proposed tree planting, root protection measures and landscaping to be submitted.

 

10.      Gates shall open only into the site and not over any area of the highway.

 

11.      Details of a photographic condition survey of the highways fronting and near to the site.

 

INFORMATIVES:

 

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

104.

PD/18/09 Item 7 - Application IP/18/00966/FUL pdf icon PDF 219 KB

Land rear of 79 and 79a Henley Road

Additional documents:

Minutes:

REPS

Ward:             ST MARGARETS

 

Proposal:      Erection of two dwellings, altered vehicle access, amendment of boundary treatment and associated external works.

 

Address:       Land rear of 79 and 79a Henley Road

 

Applicant:     Mrs Barbour & Roberts & Grimwade

 

Agent:            Hoopers Architects

 

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

 

The report was updated with reference to the following “late” representation received against the proposal:

 

Mr R and Ms J Leeburn, 81 Henley Road, IP1 3SB received 30.1.19

 

Issues Raised:-

 

1.         Tree Impact

2.         Concerns regarding permitted development restrictions.

 

Mr Leeburn, 81 Henley Road, spoke against the proposal:-

 

-           The representation was submitted within normal timescales.

-           Concerns regarding impact upon tree roots and construction management.

-           Concerns regarding levels, particularly in relation to boundary with 81 Henley Road.

-           Permitted development needs to be restricted as per previous permission.

 

RESOLVED:-

 

Grant of planning permission subject to the following conditions (briefly):-

 

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

2.         Construction management plan.

3.         Biodiversity enhancements for wildlife.

4.         Refuse/recycling areas, bin and cycle storage, surface water drainage details to be provided before first use and retained thereafter.

5.         Boundary/hedge treatments and facing materials to be agreed.

6.         Vehicle parking areas manoeuvring areas and accesses to be provided before first use and retained thereafter.

7.         Programme of archaeological investigation.

8.         Removal of Permitted Development rights for extensions.

9.         Dwellings to meet necessary energy and water use sustainability targets as required by policy DM1.

10.       Details of tree protection during construction with measures to be implemented.

11.       Approved access driveway gradients adhered to.

12.       Access visibility splay to meet set SCC requirements

13.       Unexpected contamination to be reported to IBC and risk assessment undertaken.

14.       Prevention of discharge of water onto highway.

 

INFORMATIVES:

 

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

105.

PD/18/09 Item 8 - Application IP/18/01045/FUL pdf icon PDF 227 KB

104 London Road

Additional documents:

Minutes:

REPS

Ward:             WESTGATE

 

Proposal:      Four dwellings to replace one dwelling.

 

Address:       104 London Road

 

Applicant:     Lynda Bennett

 

Agent:            John Denny Associates Ltd

 

The Senior Planning Officer presented the report illustrated by drawings and photographs.  A site visit was undertaken by Members of the Committee on Monday 4 February 2019.

 

Councillor Parry proposed that the application be deferred to request information about the condition of the existing building and whether it could be retained, but there was no seconder to this motion.

 

Councillor Knowles queried the use and management of the shared amenity area, and proposed that condition 4 be amended to cover the long-term management of the landscaped area, and this was agreed.

 

Councillor Smart queried the future use of the vehicular areas and proposed that condition 8 be amended to request that these areas be retained in the future, and this was agreed.

 

RESOLVED:-

 

Grant of planning permission subject to the following conditions (briefly):-

 

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

2.         Details of materials, fenestration and architectural detailing prior to elevational works commencing as per Conservation Officer’s comments.

3.         Restrictions upon permitted development rights for development within the curtilage of dwellings, restriction upon windows, upper floor side facing to be obscure glazed only and part fixed shut and restriction upon development within visibility splays.

4.         Details of landscaping and amenity areas to be provided on first occupation and details of long-term management.

5.         Development to be carried out in accordance with the recommendations of the ecological report.

6.         Details relating to cycle parking, bin storage, boundary treatments, biodiversity enhancements before first occupation.

7.         Details of means to prevent surface water run off onto highway before first use of access.

8.         Vehicular areas and access shown on approved drawings to be provided before first occupation and retained thereafter.

9.         Dwellings to meet energy and water efficiency requirements, unless demonstrated neither feasible nor viable.

10.       Conditions relating to programme of archaeological work, construction management plan and contamination before commencement.

11.       No demolition unless construction contract for the approved development is in place.

12.       Photographic survey of the building to be provided.

 

INFORMATIVES:

 

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

106.

PD/18/09 Information for Councillors pdf icon PDF 6 KB

Additional documents:

Minutes:

106.1.Re: Appeal Decision – 19 St Margaret’s Green: Councillor Jones commented that the Planning Inspectorate decision to grant planning permission for the continued use of this site as a car wash until October 2022 was not helpful to encourage the future redevelopment of this site.  Councillor Jones asked whether facilities were provided onsite for the staff.  Councillor Gardiner commented that there was a caravan onsite for staff to utilise.

106.2.Councillor Gardiner highlighted the Suffolk Design study tours and workshops taking place over the next few months and encouraged Councillors to attend if interested – further information was available at www.suffolkdesign.uk/events.

Resolved:

 

that the information for Councillors and quarterly Planning Enforcement Update be noted.