Agenda and minutes

Planning & Development Committee - Wednesday 8th January 2020 9.30 am

Venue: Gipping Room, Grafton House

Contact: Linda Slowgrove  01473 432511

Items
No. Item

87.

Apologies for Absence

Minutes:

There were no apologies for absence.

88.

Unconfirmed Minutes of Previous Meeting pdf icon PDF 69 KB

To consider the Minutes of the meeting held on 11 December 2019.

Minutes:

RESOLVED:

 

that the Minutes of the meeting held on 11 December 2019 be signed as a true record.

89.

To Confirm or Vary the Order Of Business

Minutes:

RESOLVED:

 

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

90.

Declarations of Interest

Minutes:

Councillor Kreidewolf, being a member of the fundraising committee for the statue, declared an interest in Item 6 (IP/19/01037/FPI3) and left the room during the consideration of this item.

 

Councillor Rudkin, being a client of the architect making representations at the meeting, declared an interest in Item 4 (IP/19/00624/FPI3) and left the room during the consideration of this item.

 

Councillor Cook, being a Director of East of England Co-operative Society Ltd who own land adjacent to the site, declared an interest in Item 7 (IP/19/00984/FPF) and left the room during the consideration of this item.

91.

PD/19/11 Planning Applications - General Information pdf icon PDF 54 KB

Additional documents:

Minutes:

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

 

The applications were considered in the following order:

 

Item 1 – IP/19/00910/FUL – 43A Woodbridge Road East

Items 2 & 3 – IP/18/01117/FUL & IP/18/01118/LBC – County Hall, St Helens Street

Item 4 – IP/19/00624/FPI3 – Burton Son and Sanders Warehouse, St Peters Wharf

Item 6 – IP/19/01037/FPI3 – Portman Road B Car Park, Portman Road

Item 7 – IP/19/00984/FPF – Fringe Area Application – Land to the North and East of Bobbits Lane, Wherstead

Item 5 – IP/19/00987/FPI3 – 1 - 5A Civic Drive

92.

PD/19/11 Item 1 - Application IP/19/00910/FUL pdf icon PDF 328 KB

43A Woodbridge Road East

Additional documents:

Minutes:

REPS

Ward:             BIXLEY

 

Proposal:      Erection of two storey detached building to accommodate 4x single bedroom self-contained flats.  Provision of car parking, courtyards/amenity areas and other external works. 

 

Address:       43A Woodbridge Road East

 

Applicant:     SDA Property Solutions

 

Agent:            Mr Adrian Tricker

 

The Senior Planning Officer presented the report illustrated by drawings and photographs. A site visit was undertaken by Members of the Committee on 6 January 2020.

 

A late late representation was received from the agent on 6 January 2020 in relation to the previous marketing of the site.

 

Councillor Smart proposed that condition 6 be amended to consider lockable bollards to protect the parking allocated for future residents, and this was agreed. 

 

The updated Officer recommendation of approval was put to the meeting and was lost.

 

Councillor Jones proposed that the application be refused on the grounds of policies DM13 and DM5 in terms of establishing a safe and secure environment, safe and convenient access, protecting the setting of existing buildings, and the economic impact on the District Centre, and this was agreed.

 

RESOLVED:

 

Refuse planning permission for the following reasons:

 

1.         Policy DM5 of the Ipswich Core Strategy and Policies DPD Review (2017) states the Council will require all new development to be well designed and sustainable. In Ipswich this will mean areas which function well and where possible integrate residential, working and community environments and fit well with adjoining areas (DM5 b). Policy DM13 states that proposals for small scale residential development involving infill, backland or severance plots will not be permitted unless the development is sited in a location where it would not be disturbed by other land uses (DM13 a) and has safe and convenient access (DM13 e).

 

The National Planning Policy Framework (NPPF) states that decisions should ensure that developments create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users (para 127).

 

The proposed dwellings, due to their siting within a commercial context with restricted access arrangements, together with limited spacing between the development and Dickson House as well as the inappropriate location of the proposed bin store adjacent to a proposed residential dwelling, would result in a cramped form of development that would fail to provide a high standard of amenity for residents and would fail to provide a safe and convenient means of access.

 

Furthermore, the proposal would not function well and would not be well integrated with or fit well with the adjoining District Centre. The proposed dwellings would inevitably be disturbed by existing uses within the District Centre which rely upon the existing access for servicing.

 

Consequently, the proposal would fail to be well designed and sustainable and would fail to be in accordance with policies DM5 and DM13, as well as being contrary to the NPPF.

 

2.         The Local Planning Authority is not currently able to demonstrate that it has an adequate five-year supply of land for housing and that housing applications must be assessed  ...  view the full minutes text for item 92.

93.

PD/19/11 Items 2 & 3 - Applications IP/18/01117/FUL & IP/18/01118/LBC pdf icon PDF 792 KB

County Hall, St Helens Street

Additional documents:

Minutes:

REPS

Ward:             ALEXANDRA

 

Proposal:      Conversion of former County Hall to dwellings and a rear development to form dwellings following demolition of previous single storey element (creation of 40 dwellings in total). 

 

Address:       County Hall, St Helens Street

 

Applicant:     Harris and Wilton

 

Agent:            Mr L Thurlow

 

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

 

The report was updated as a representation had been received which was not included in the committee report. The Development Management Team Leader outlined the concerns raised and that those concerns were not material to the recommendation of approval.

 

Mr L Thurlow spoke on behalf of the applicant in support of the proposals:

 

-        Proposal has been subject to negotiation with Planning and Conservation Officers.

-        Urgent works notice has been completed.

-        Listed building consent application currently being considered to protect listed building.

-        Previous planning applications granted but not implemented.

-        Other commercial change of uses have not come forward.

-        Listed building retained and only modern additions to be demolished.

-        Historical features of Council Chamber have been retained as part of the conversion.

-        One of the Court rooms has been retained as a heritage space.

-        Rear extension was a contemporary addition, but not a solid mass as broken up.

-        Three storey rear extension not visible from within the public realm.

-        Lantern lights on roof top would be retained.

-        Site was in a highly sustainable location.

-        Car parking has been provided with car sharing facility.

-        Defensible space has been provided between parking and dwellings.

-        Secure bins and bike storage have been provided.

-        Proposals provide a sustainable solution to the vacant building.

-        Feedback from amenity groups has been taken into account.

 

Mr J Norman spoke on behalf of the Ipswich Society to raise concerns on the proposals:

 

-        Ipswich Society generally in support of conversion of the listed building.

-        However, concerns over the lack of detail submitted with application.

-        Revised Heritage Statement not available on the website.

-        Window openings between elevation and floor plan did not match.

-        Proposal contrary to policies DM8 and DM5 and NPPF.

-        Bicycle storage unacceptable within basement levels.

-        Car parking provision is below minimum standards.

-        Amenity space is below adopted policy requirements.

 

RESOLVED:

 

Application IP/18/01117/FUL: 

 

Grant planning permission for the development subject to:-

 

A)        The completion of a legal agreement under provisions of section 106 of the Town and Country Planning Act (1990) dealing with the following matters:

 

i)          Primary school contribution (£49,788)

ii)         Secondary school contribution (£22,738)

iii)        Pre-school contribution (£33,192)

iv)        Libraries contribution (£640)

v)         Public open space contribution (£122,948)

vi)        Recreational Avoidance Mitigation Strategy (£4,875.60)

vii)      Affordable housing

 

B)        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 external surfaces; Details of ecological enhancement measures; Details of renewable and/or low carbon sources to  ...  view the full minutes text for item 93.

94.

PD/19/11 Item 4 - Application IP/19/00624/FPI3 pdf icon PDF 407 KB

Burton Son and Sanders Warehouse, St Peters Wharf

Additional documents:

Minutes:

REPS

Ward:             ALEXANDRA          

 

Proposal:      A hybrid application comprising:

 

Full application for change of use and associated external works to the brick warehouse building to D1 (Non-residential Institutions) and D2 (Assembly and Leisure) uses.

 

Outline application for change of use and associated external works to the concrete-framed building (including link section) to increase the height of the building by 3 storeys, to provide A3 (Restaurant and Café)/A4 (Drinking Establishment)/A5 (Hot Food Take-away) at Basement and Ground Floor; B1 (Office) at 1st and 2nd Floors; and C3 (Residential) for up to 14 self-contained flats with roof terrace amenity area and ancillary plant at 3rd to 7th Floors.   

 

Address:       Burton Son and Sanders Warehouse, St Peters Wharf

 

Applicant:     Ipswich Borough Council

 

Agent:            Mr Richard MacRae

 

The Principal Planning Officer (Special Projects) presented the report illustrated by drawings and photographs.

 

Ms Ellie DeGory of EDRM spoke on behalf of the applicant in support of the proposals:

 

-        Worked closely with Officers to bring life back into derelict buildings and regenerate the gateway to the Waterfront.

-        1950’s brick warehouse building earmarked as future home for the Gecko Theatre company.

-        One-storey glazed link building proposed between brick warehouse and concrete-framed building, plus an area of public amenity space.

-        Outline application for the concrete-framed building, providing a mix of potential uses over the basement and 7 floors.

-        Detailed application for brick warehouse has been developed in collaboration with Gecko, who had recently secured grant funding, proposing a sensitive restoration of industrial features by revealing some of the currently covered elements.

-        Transparency to be added to brick warehouse elevations through the use of glazing and screens, providing an active and visually engaging façade.

-        Where former elements cannot be repaired, they will be replaced, e.g. roof.

 

RESOLVED:

 

The Head of Development be authorised to grant Outline and Full planning permission for the proposed hybrid development subject to the completion of a legal agreement under the provisions of Section 106 of the Town and Country Planning Act (1990) securing the following contributions (index linked):-

 

1.         Education (Primary School) £33,192.

2.         Pre-School £33,192.

3.         Libraries £224.

4.         Recreational Avoidance Mitigation Strategy £1,706.46.

 

And subject to the conditions as set out briefly below:-

 

1.         Submission of reserved matters (Layout, Appearance, Scale, Landscaping) to be within set timeframes.

 

2.         Development to be in accordance with approved plans.

 

3.         Details to be submitted and approved: External materials; windows and doors including roof-lights and window screenings; Hard and soft landscaping scheme; boundary treatments; biodiversity surveys and enhancements; secure cycle and PTW storage; bin and cycle storage details and presentation areas; replacement/retention of ‘Burtons’ signage and public art, and maintenance thereafter.

 

3.         Residential dwellings to meet necessary energy and water use sustainability targets.

 

4.         Submission of pre-commencement construction management strategy (including Surface Water management during construction) for approval and implementation.

 

5.         Details of waste management to be submitted, approved and implemented.

 

6.         Noise impact assessments and mitigation measures to be agreed and undertaken.

 

7.         Archaeological  ...  view the full minutes text for item 94.

95.

PD/19/11 Item 5 - Application IP/19/00987/FPI3 pdf icon PDF 384 KB

1 - 5A Civic Drive

Additional documents:

Minutes:

Ward:             ALEXANDRA

 

Proposal:      Installation of two radio transceivers to facilitate CCTV. 

 

Address:       1 - 5A Civic Drive

 

Applicant:     Ipswich Borough Council

 

The 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 approved drawings.

96.

PD/19/11 Item 6 - Application IP/19/01037/FPI3 pdf icon PDF 389 KB

Portman Road B Car Park, Portman Road

Additional documents:

Minutes:

Ward:             GIPPING

 

Proposal:      Installation of statue including associated paving, fencing and lighting works. 

 

Address:       Portman Road B Car Park, Portman Road

 

Applicant:     Ipswich Borough Council

 

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

 

RESOLVED:

 

RESOLVED:

 

Grant planning permission upon condition that (briefly):-

 

1.         Development to be in accordance with approved drawings.

 

2.         Details of dedications to be designed into the plinth to be agreed in writing before their installation.

 

3.         The maximum luminance shall not exceed 600 candela/m2.

97.

PD/19/11 Item 7 - Application IP/19/00984/FPF pdf icon PDF 434 KB

Fringe Area Application – Land to the North and East of Bobbits Lane, Wherstead

Additional documents:

Minutes:

Ward:             N/A - FRINGE AREA APPLICATION

 

Proposal:      Application considered by Babergh and Mid Suffolk District Council: Outline planning application (some matters reserved – access to be considered) – Commercial development for flexible employment within use classes B2 (General Industry) and B8 (Storage and Distribution).  

 

Address:       Fringe Area Application – Land to the North and East of Bobbits Lane, Wherstead

 

Applicant:     Pigeon (Wherstead) Ltd c/o Pigeon Investment Management Ltd

 

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

 

Councillor Smart commented on the limited sustainable transport options for this site in light of there being no pavement on Bourne Hill towards Ipswich, a lack of bus stop provision and very limited bus services; to mitigate this would require new bus stops and a crossing to link them, but this was unlikely to be acceptable to Suffolk Highways due to the proximity of the A14 junction.

 

Councillor Jones commented that this was a substantial application on an unallocated site and was a speculative development; consequently, the first observation in the proposed response was very important and should be strongly expressed.  Councillor Jones added that the second observation should be lower down within the response, i.e. prior to the 6th observation.

 

RESOLVED:

 

That the Head of Development be authorised to object to the proposals on behalf of Ipswich Borough Council with the following observations:-

 

1.         The site is unallocated in both the Babergh District existing and the emerging joint plan. The site forms an important visual separation from the Ipswich urban edge which contributes to the status of Ipswich as a town contained by surrounding countryside. The proposed urban sprawl created by this development would result in significant harm to the character of the area.

 

2.         Ipswich Borough has adopted a Site Allocations Document which sets out details of available and developable land. Allocated sites within Ipswich should be considered before non-allocated sites.

 

3.         There should be a greater strategic emphasis on the need to support sustainable transport and modal shift and to consider the impact of the development on Ipswich.

This should include consideration to the impact on air quality in Ipswich as a result of the development, particularly given the requirement for partnership working on strategic issues.

 

4.         The Council has biodiversity responsibilities under the Natural Environment and Rural Communities Act 2006 which requires public bodies ‘to have regard… to the purpose of conserving biodiversity’.

 

5.         Additional information assessing the impact from the vertical height of structures is required, particularly demonstrating the visibility of the proposal from A14 and A137 locations, and from the Bourne Bridge area.

 

6.         Contributions should be secured in relation to waste recycling, and junction and pedestrian improvements to offset the impact of the proposed development on the highway network where it impacts Ipswich.

 

7.         Utilities capacity must take into account the established requirements of residents and commercial uses within Ipswich Borough.

98.

PD/19/11 Information for Councillors pdf icon PDF 24 KB

Additional documents:

Minutes:

98.1.    Councillor Gardiner commented that some of the appeals relating to the installation of electronic communications apparatus had been allowed where the Planning Inspector had deemed there was sufficient space for these installations.  The Operations Manager for Planning & Development added that this was the last of the legacy ‘prior approval’ applications and any future requests of this nature would require full planning permission.

98.2.    Councillor Jones commented that it would be useful for the Planning Enforcement Quarterly reports to be circulated to all Councillors to make them aware of the considerable work being undertaken by the Planning Enforcement Officers.

RESOLVED:

 

that the information for Councillors be noted.