Agenda and minutes

Planning & Development Committee
Wednesday 26th June 2019 9.30 am

Venue: Gipping Room, Grafton House

Contact: Linda Slowgrove  01473 432511

Items
No. Item

14.

Apologies for Absence

Minutes:

Apologies for absence were received from Councillor Rudkin.

15.

Unconfirmed Minutes of Previous Meeting pdf icon PDF 74 KB

To consider the Minutes of the meeting held on 29 May 2019.

Minutes:

RESOLVED:

 

that the Minutes of the meeting held on 29 May 2019 be signed as a true record.

16.

To Confirm or Vary the Order Of Business

Minutes:

The Chair reported that Agenda Item 6 (report PD/19/03 – Tree Preservation Order 3 of 2019) had been deferred.

 

RESOLVED:

 

that, subject to the deferral of Agenda Item 6, the Order of Business be confirmed as printed on the Agenda.

17.

Declarations of Interest

Minutes:

Councillor Kreidewolf, having spoken on behalf of residents in relation to a previous application for this site, declared an interest in Item 4 (IP/19/00462/FUL and IP/19/00463/LBC).

** Note: This minute was subsequently amended at the meeting held on 24 July 2019.

 

Councillor P Smart, being acquainted with one of the objectors, but having not discussed the application with them, declared an interest in Item 2 (IP/19/00250/FUL).

18.

PD/19/02 Planning Applications - General Information pdf icon PDF 7 KB

Additional documents:

Minutes:

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 following order:

 

Item 1 – IP/19/00143/FUL – Area 4 and 5 Sport and Open Space Area, Ravenswood, Nacton Road

Item 2 – IP/19/00250/FUL – Ormonde House Rest Home, 44 Westerfield Road

Item 4 – IP/19/00462/FUL & IP/19/00463/LBC – 160 Norwich Road

Item 3 – IP/19/00071/FUL – Land between Ipswich Railway Station and London Road, Railway Line (Bramford to Wherstead)

Item 6 – IP/18/00083/106M – Former Eastway Business Park, Europa Way

Item 5 – IP/19/00200/FUL – Aaron House, Finchley Road

19.

PD/19/02 Item 1 - Application IP/19/00143/FUL pdf icon PDF 366 KB

Area 4 and 5 Sport and Open Space Area, Ravenswood, Nacton Road

Additional documents:

Minutes:

REPS

Ward:             PRIORY HEATH

 

Proposal:      Erection of Day Centre and 24 bed residential accommodation for Headway Suffolk (brain injury treatment) and associated works.

 

Address:       Area 4 and 5 Sport and Open Space Area, Ravenswood, Nacton Road

 

Applicant:     Headway Suffolk

 

Agent:            Mrs Nicola Gulliver

 

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

 

Helen Fairweather, CEO of Headway Suffolk, spoke in support of the application:

 

-        No other type of brain injury centre in Suffolk.

-        Headway provided support and care for those with brain injuries who were often made homeless due to marriage break-ups and loss of employment.

-        People with brain injuries were frequently inappropriately placed, for example, in dementia centres.

-        Proposal would be an important addition to the town.

-        Proposal would provide many eco-friendly measures, team of experts working on renewable energy provision.

-        Parking concerns tabled by SCC had been addressed with revised layout.

-        Issues of wildlife were being addressed, for example, introduction of gardening to support wildlife.

 

Councillor Barber, Priory Heath ward Councillor, spoke in support of the application:

 

-        Supportive of application, which would enhance the service currently provided at Epsilon House.

 

Councillor Connelly proposed that condition 2 be amended to include the provision of electric vehicle charging points, 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 and approved:- External materials; Hard and Soft landscaping including tree planting scheme and planting method statement; boundary treatments; refuse/recycling facilities; External lighting; Secure cycle storage specification details; Full details of the installation of a mechanical heat-recovery ventilation system (MVHR) or similar system; Full details of a proposed air-cooling system or similar system; Electric vehicle recharging infrastructure details.

 

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

 

4.         Pre-commencement Ecological Management and Mitigation Strategy and Enhancement measures.

 

5.         Pre-commencement details of tree protection measures.

 

6.         Conditions relating to archaeological works.

 

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

 

8.         Requirement of building to achieve BREEAM Very Good rating.

 

9.         Any previously unidentified contamination to be reported.

 

10.      Submission of pre-occupation noise mitigation plan.

 

11.      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.

 

12.      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.

 

13.      No other part of the development shall be commenced until the vehicular access has been laid out and completed.

 

14.      Prior to the occupation of the development, details of the pedestrian access  ...  view the full minutes text for item 19.

20.

PD/19/02 Item 2 - Application IP/19/00250/FUL pdf icon PDF 506 KB

Ormonde House Rest Home, 44 Westerfield Road

Additional documents:

Minutes:

REPS

Ward:             ST MARGARETS

 

Proposal:      Change of use of nursing home to student accommodation.

 

Address:       Ormonde House Rest Home, 44 Westerfield Road

 

Applicant:     Hearthstone Properties

 

Agent:            Mr Steve Miller

 

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

 

The report was updated as follows:

 

Late comment received from Joel Jordan (applicant’s response to representations received), received by LPA on 21.6.19. Issues raised:

 

-               There was a need for better quality student accommodation.

-               The property was listed on Rightmove.

-               The property has not been a dwelling for over 50 years and was too big for a family home. Evidence provided that property was previously viewed by people looking for family properties.

-               All internal features were to be retained.

-               Potentially less people on site than when a care home. Cars would not be allowed.

-               Property significantly detached from neighbours and kitchens were domestic in scale.

-               During holidays a number of students would go home.

-               Committed to create an inner garden to ensure privacy of students and neighbours alike.

-               Letter of support from University was totally unambiguous.

-               Management Plan was feasible and workable and similar plans were effective in other student dwellings across the country.

-               Applicants were committed to the area and have a proven track record of providing excellent quality accommodation.

-               IBC looking to control HMOs is in relation to unlicensed HMOs.

-               University was under 20 minutes at comfortable walking pace, well within the 30 minutes distance set by the University.

-               Examples provided of designated quiet houses.

-               Conservation Officer has not objected.

-               No plans to develop the coach house into another dwelling.

-               There were other homes available for purchase within the conservation area around Christchurch Park.

-               Applicant lived in Colchester and has a number of friends in Ipswich.

-               Offer of visit by members to property prior to planning meeting.

 

2 representations circulated as ‘late late’ representations from Neil Ward (NWA Planning) and Peter Brooks dated 5.4.19 that did not appear on the website.

 

Issues raised (Neil Ward):

 

-               Impact on conservation area – Planning Statement failed to address the significance of the conservation area.

-               Activities in conservation area associated with HMO could have a negative impact.

-               Significant departure from established character.

-               Increase in bedrooms from 13 (care home) to 16 (HMO) – intensification of use.

-               Activities could not be mitigated by condition.

-               No legitimate or realistic fall back use.

-               Harm to conservation area and setting of Nos. 42 and 46 Westerfield Road.

-               Inadequate turning and loading/unloading on site.

-               Inadequate car parking provision.

-               Impact on residential amenity from overlooking, loss of privacy, noise and disturbance. Rooms more intensively used (overlooking).

-               Increased pressure on traffic and on-street parking – detriment to local amenity.

-               Not possible to enforce management plan.

-               Noise and disturbance to neighbouring residents, especially from garden use.

-               Application would set a precedent for further HMOs.  ...  view the full minutes text for item 20.

21.

PD/19/02 Item 3 - Application IP/19/00071/FUL pdf icon PDF 971 KB

Land between Ipswich Railway Station and London Road Railway Line (Bramford to Wherstead)

Additional documents:

Minutes:

REPS

Ward:             GIPPING

 

Proposal:      Modification of rail tracks, new fuelling pad, oil and fuel tanks, materials store, maintenance facility building, wheel lathe building, inspection building, ancillary office, staff welfare facilities, car park provision and access.

 

Address:       Land between Ipswich Railway Line and London Road, Railway Line (Bramford to Wherstead)

 

Applicant:     Freightliner Maintenance Ltd

 

Agent:            Mr Dominic Waugh

 

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

 

Mr Tim Shakerley spoke on behalf of the applicant in support of the proposals:

 

-        Important facility in terms of rail freight, which was of wider benefit.

-        Rail freight represented a success story.

-        Need to maximise loaded goods trains.

-        Limited locations for proposal, needs to be close to Felixstowe; had taken 3 years to find suitable location.

-        Minimises impact upon local people.

 

RESOLVED:-

 

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

 

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

 

2.         15% of energy requirements of the buildings to be from decentralised and renewable or low carbon sources unless demonstrated not feasible or not viable.

 

3.         Development to be in accordance with recommendations of air quality report.

 

4.         Construction Management Plan to be submitted before commencement, including dust management plan and construction surface water management plan.

 

5.         Further details of noise mitigation before first use including ongoing management plan, subsequent agreed noise levels to be maintained.

 

6.         Deliveries between 8am and 8pm only and shift change over between 6am and Midnight only.

 

7.         Conditions requiring contaminated land risk assessment prior to commencement, verification report, monitoring/maintenance plan, the reporting of unexpected contamination.

 

8.         Conditions restricting infiltration of surface water drainage and piling.

 

9.         Condition requiring submission of strategy for disposal of surface water drainage before commencement, including maintenance and management.

 

10.       Details relating to the storage of fuel (to prevent ground water contamination) to be provided.

 

11.       Before first use details of cycle parking, motorcycle parking and electric vehicle charging point to be submitted.

 

12.       Details of access prior to commencement.

 

13.       Conditions relating to provision of visibility splays, boundary planting and restriction upon gates.

 

14.       Details of signage scheme and deliveries management plan before first use.

 

15.       Provision of vehicular areas before first use.

 

16.       Development to be in accordance with ecological appraisal, including bat and reptile surveys carried out before commencement.

 

17.       Details of biodiversity enhancement before first use to be agreed and implemented.

 

18.       Details of landscaping, plant density, size, and species to be provided and agreed, and implemented the first planting season after meaningful completion.

 

19.       Details of external lighting of buildings and yard to be agreed, including light bleed to surrounding sites.

 

20.       On commencement of the use, the applicant shall cease maintenance or fuelling at the existing facility adjacent to Ipswich Train Station.

 

Councillor Cook and Councillor Richardson left the meeting.

22.

PD/19/02 Item 4 - Applications IP/19/00462/FUL & IP/19/00463/LBC pdf icon PDF 568 KB

160 Norwich Road

Additional documents:

Minutes:

REPS

Ward:             WESTGATE

 

Proposal:      Conversion of hostel to House of Multiple Occupation with alterations to driveway and internal rooms.

 

Address:       160 Norwich Road

 

Applicant:     Hearthstone Properties

 

Agent:            Mr Steve Miller

 

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

 

Mr Joel Jordan, Director of Hearthstone Properties, spoke in support of the application:

 

-        Property not suitable to conversion into flats due to internal layout and being a listed building was not easy to undertake structural works.

-        A property developer could have converted the building into 11 bedrooms, and not 8 as proposed; however, the applicant had given consideration to impact on neighbouring properties.

-        Size of bedrooms accorded with standards.

-        Applicant would impose restrictions on tenancy agreements.

-        Management company to provide service for refuse/recycling presentation, window cleaning, garden maintenance.

-        160 Norwich Road was vacant and needed a new use.

 

Councillor Jones proposed that condition 5 of application IP/19/00462/FUL be amended to read “…. details of the long-term management plan of communal and external areas …”, and this was agreed.

 

Councillor Jones proposed that a condition to be added to both applications in relation to boundary treatment with 162/164 Norwich Road, and this was agreed.

 

RESOLVED:

 

Application IP/19/00462/FUL:

 

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

 

1.         Development in accordance with plans

 

2.         Details of refuse/recycling bin storage & presentation areas to be agreed and provided before first use and retained thereafter.

 

3.         Provision of cycle storage to be provided in accordance with submitted drawings before first use and retained thereafter.

 

4.         Provision of vehicular areas including loading/unloading and parking to be provided prior to first occupation.

 

5.         Prior to occupation, details of a long-term management plan of communal and external areas including refuse/recycling facilities to be submitted.

 

6.         Details of boundary treatment to be agreed.

 

INFORMATIVES:

 

1.         Ipswich Borough Council supports use of automatic sprinkler systems (subject to listed building consent).

 

2.         Suffolk Constabulary comments regarding crime prevention.

 

Application IP/19/00463/LBC:

 

Grant listed building consent upon condition that (briefly):-

 

1.         Development in accordance with submitted drawings.

 

2.         Details to be submitted and approved:-

Details of insulation; Details of replacement guttering; Details of enclosure design at the foot of the stairway to the attic; Details of existing and proposed glazed balustrade; Details of boundary treatments.

23.

PD/19/02 Item 5 - Application IP/19/00200/FUL pdf icon PDF 699 KB

Aaron House, Finchley Road

Additional documents:

Minutes:

REPS

Ward:             ST MARGARETS

 

Proposal:      Demolition of existing dwelling and erection of five dwellings.

 

Address:       Aaron House, Finchley Road

 

Applicant:     Mr Barry

 

Agent:            Mr Ben Willis

 

The Senior Planning Officer presented the report.

 

RESOLVED:-

 

Grant permission upon condition that (briefly):-

 

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

 

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

 

3.         Demolition and Construction Management Plan prior to commencement of works.

 

4.         Details relating to boundary treatments, electric vehicle charging, cycle parking, bin storage and biodiversity enhancements before first occupation.

 

5.         Condition relating to detail and provision of hard and soft landscaping, including vehicular areas.

 

6.         Conditions relating to contaminated land and construction management before commencement of groundworks.

 

7.         Details relating to materials before commencement of elevational works in relation to extension.

 

8.         Photographic condition survey prior to commencement of access works.

 

9.         Conditions relating to provision of access and vehicular areas.

24.

PD/19/02 Item 6 - Application IP/18/00083/106M pdf icon PDF 624 KB

Former Eastway Business Park, Europa Way

Additional documents:

Minutes:

Ward:             WHITEHOUSE

 

Proposal:      Modification of Section 106 Agreement in respect of affordable housing requirement and financial contributions of planning permission IP/13/00943/OUT.

 

Address:       Former Eastway Business Park, Europa Way

 

Applicant:     Mr Des Wicks

 

The Development Management Team Leader presented the report.

 

The report was updated by a representation received from Suffolk County Council Highways confirming acceptance of monies to provide and maintain footpath lighting, providing 46m of footpath/cycleway was adopted by SCC. Maintenance issues required before adoption (existing bollards require replacement).

 

Mr Tim Chilvers, Planning Manager of Anderson Group, spoke in support of the application:

 

-        Viability issue with this development

-        Low property prices in this area.

-        DVS have independently assessed viability, which agreed with applicant, and concluded that the scheme was unviable with affordable housing and financial contributions.

-        However, £150K has been offered in terms of provision of an off-site affordable housing commuted sum.

-        Applicant was committed in delivering this scheme to provide the Borough with quality homes; 20 homes were already occupied.

 

RESOLVED:

 

that the planning obligations, which provide for on-site affordable housing (9 units), education contribution, bus ticket contribution, traffic regulation order costs, travel plan implementation bond, travel plan monitoring contribution, and footpath lighting contribution, be modified by a Deed of Variation to the Section 106 Agreement secured under outline planning permission reference IP/13/00943/OUT to provide for off-site affordable housing commuted sum contribution, education contribution, traffic regulation order costs, and footpath lighting contribution.

25.

PD/19/02 Information for Councillors pdf icon PDF 6 KB

Minutes:

RESOLVED:

 

that the information for Councillors be noted.

26.

PD/19/03 Tree Preservation Order 3 of 2019 - 9 Bowthorpe Close, Ipswich. IP1 3PZ pdf icon PDF 121 KB

Additional documents:

Minutes:

This report was deferred.

 

As PD/19/02 Item 6 (application IP/18/00083/106M) had been considered without referring to the details of the exempt information, Agenda Items 7 and 8 were not required.