Agenda and minutes

Planning & Development Committee
Wednesday 12th December 2018 9.30 am

Venue: Gipping Room - Grafton House. View directions

Contact: Linda Slowgrove  01473 432511

Items
No. Item

71.

Apologies for Absence

Minutes:

Apologies for absence were received from Councillor Hall.

72.

Unconfirmed Minutes of Previous Meeting pdf icon PDF 87 KB

To consider the Minutes of the meeting held on 14 November 2018.

Minutes:

Resolved:

 

that the Minutes of the meeting held on 14 November 2018 be signed as a true record.

73.

To Confirm or Vary the Order Of Business

Minutes:

Resolved:

 

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

74.

Declarations of Interest

Minutes:

Councillor Gardiner, having served as a Governor of Copleston High School for 30 years until recently, declared an interest in Item 2 (IP/18/00728/FUL) and left the room during the consideration of this item.

 

Councillor Parry, being a Governor of Rose Hill Primary School, which was part of the same Educational Trust as Copleston High School, declared an interest in Item 2 (IP/18/00728/FUL) and left the room during the consideration of this item.

 

Councillor Kreidewolf, being a Council-appointed observer on the New Wolsey Theatre Board, declared an interest in Item 4 (IP/18/00773/VC).

 

Councillor Vickery, being a SCC-appointed observer on the New Wolsey Theatre Board, declared an interest in Item 4 (IP/18/00773/VC).

75.

PD/18/07 Planning Applications - General Information pdf icon PDF 90 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 following order:

 

Item 1 – IP/18/00809/FUL – The Foyer Centre, Star Lane

Item 2 – IP/18/00728/FUL – Copleston High School, Copleston Road

Item 4 – IP/18/00773/VC – Former Civic Centre Site and adjacent Car Parks, Civic Drive

Item 6 – IP/18/00930/FUL – Lockup Garages, 432 Wherstead Road

Item 3 – IP/18/00950/FUL – Former Alstons Ltd, Nacton Road

Item 5 – IP/18/00861/FUL – Land rear of 97 Burrell Road

76.

PD/18/07 Item 1 - Application IP/18/00809/FUL pdf icon PDF 211 KB

The Foyer Centre, Star Lane

Additional documents:

Minutes:

REPS

Ward:             ALEXANDRA

 

Proposal:      Additional use of building as a House of Multiple Occupation (HMO).

 

Address:       The Foyer Centre, Star Lane

 

Applicant:     Sai Asha Ltd

 

Agent:            Last and Tricker Partnership

 

A site visit by Committee members was held on Monday 10 December 2018.

 

The Planning & Development Operations Manager presented the report illustrated by drawings and photographs.  This application had been deferred at the previous meeting to enable more information to be supplied in relation to the proposed management of the building.

 

Councillor Jones proposed that condition 2 be amended to read as “… management plan, 24/7 onsite staffing and security, and this was agreed.

 

RESOLVED:-

 

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

 

1.         The hereby-approved use shall only be occupied as a House in Multiple Occupation (sui generis) with up to 47 bedrooms.

 

2.         Details relating to internal amenity facilities for residents, management plan, 24/7 onsite staffing and security, and building access/security arrangements to be provided before first occupation. Development to be in accordance with the approved details and provided on first occupation.

 

3.         Submission of further details of cycle storage and bin storage facilities to be approved prior to occupation.

 

INFORMATIVES:

 

1.         The applicant is advised to liaise with IBC Licensing with regards to applying for a HMO licence.

77.

PD/18/07 Item 2 - Application IP/18/00728/FUL pdf icon PDF 246 KB

Copleston High School, Copleston Road

Additional documents:

Minutes:

REPS

Ward:             ST JOHNS

 

Proposal:      Demolition of block A and part of block B and erection of new education block with associated works of making good, car parking and landscaping.

 

Address:       Copleston High School, Copleston Road

 

Applicant:     Wates Construction Ltd

 

Agent:            Planning & Development Associates Ltd

 

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

 

The following update was provided: An Additional Site Investigation Report ref. C14358 was received 5th December 2018, with a consultation response from Environmental Protection advising that this provided detail on the proposed remediation at the site. These works appeared to be satisfactory and addressed the concerns over the contamination found on site. As a result, it was recommended that condition 5 be revised to require the implementation of these remediation works and a verification report to be submitted.

 

Furthermore, a revised Construction Management Plan was received 11th December 2018, and as a result it was recommended condition 13 be revised to require construction to be completed in accordance with this document.

 

A late-late rep was received from the St Elizabeth Hospice who confirmed the withdrawal of their objection, subject to the conditions within the report being imposed.

 

Mr Alan Gunne-Jones, agent for the applicant, and Mr Shaun Connor, Headmaster of Copleston High School, spoke on behalf of the applicant 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 had been responded to.

-           A revised construction management plan has been submitted to appease the concerns of local residents.

-           Design and planting have been revised to overcome concerns raised by the Hospice.

-           Copleston High School was very popular, with each year oversubscribed.

-           Existing buildings were not fit for purpose.

-           This proposal will futureproof the school.

-           The school was very sensitive to the Hospice, and the management of the new building will ensure their amenities were protected.

-           The new building will have little impact upon the Hospice.

 

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; boundary treatments; refuse/recycling facilities; External lighting; Ecological enhancement measures; Obscure glazing detail and window opening mechanisms; Secure cycle storage specification details.

 

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 Sustainability Statement, and thereafter retained as such.

 

5.         Remediation works as outlined under Site Investigation Report ref. C14358 to be implemented and a verification report to be submitted prior to first occupation.

 

6.         Before installation of drainage works associated with the hereby-approved development commence, details of the strategy for the disposal of surface water on the site shall  ...  view the full minutes text for item 77.

78.

PD/18/07 Item 3 - Application IP/18/00950/FUL pdf icon PDF 188 KB

Former Alstons Ltd, Nacton Road

Additional documents:

Minutes:

Ward:             PRIORY HEATH

 

Proposal:      Change of use of Unit A from office/light industrial (Class B1) to dance studio (Class D2) and parking.

 

Address:       Former Alstons Ltd, Nacton Road

 

Applicant:     Albro Properties Ltd

 

Agent:            Mr Aram Hekmat

 

The Planning & Development Operations Manager presented the report illustrated by drawings and photographs.  The site plan was revised to correctly reflect the area covered by the application.

 

RESOLVED:

 

Refuse planning permission for the reasons that (briefly):-

 

1.         The application site is located within an Employment Area and the proposal is not an ‘Employment Use’ as required by policy DM25. Furthermore, only limited details have been provided with regard to the use, which at 900 sq. m does not appear to provide a small scale service for the benefit of businesses based, or workers employed, within the Employment Area. In addition the proposal would not be classed as an appropriate employment generating sui-generis use. Consequently, the proposal would fail to be in accordance with policy DM25 of the Ipswich Core Strategy and Policies DPD.

 

2.         No information has been submitted with regard to the sequentially preferable sites identified within Ipswich Town Centre. The proposal would therefore fail to be in accordance with policy DM22 of the Ipswich Core Strategy and Policies DPD.

79.

PD/18/07 Item 4 - Application IP/18/00773/VC pdf icon PDF 222 KB

Former Civic Centre Site and adjacent Car Parks, Civic Drive

Additional documents:

Minutes:

Ward:             ALEXANDRA

 

Proposal:      Variation of Conditions 1, 4, 5 and 6 of Planning Permission IP/15/00831/FUL, redevelopment of Spiral Car Park to create Theatre Square, for revised layout landscaping and lighting, revised building for community, theatre participation, office and studio use in place of restaurant and servicing, drop off point in lieu of pedestrian crossing and extension of temporary parking for 10 years. 

 

Address:       Former Civic Centre Site and adjacent Car Parks, Civic Drive

 

Applicant:     Charterhouse Investments LLP

 

Agent:            Mr David Warden

 

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

 

An update to the report was provided: The following additional comments had been received from the Senior Conservation and Urban Design Officer regarding the lighting plan: “comprehensive lighting scheme, making the most of modern light sources (including the use of projectors). An innovative scheme, which adds to the overall design”.

 

Furthermore, an additional email had been received from the agent which outlined:

“One element that is a significant concern is the reduction in the requested duration of the temporary (car park) permission from March 2031 to December 2028.  The financing of the public improvements/benefits proposed is on the basis of creating a level of certainty for the site over that full duration to 2031, without which such expenditure is not viable.  Furthermore, there are concerns that the fitting out of the building should be included within the scheme, as well as seeking clarity on how the building will be made available to the NWT.  As such we propose the following:

           Condition 6 be revised such that the limited period expires on 31st March 2031;

           a contribution is made to cover much of the fitting-out costs of the building by way of a contribution of £350,000, payable when the building reaches fitting-out stages in 2019; and,

           the NWT is offered a lease for the duration of the permission to 31st March 2031 at a peppercorn rent and the building handed over to the NWT for this period.”

 

Mr David Warden, agent for the applicant, and Sarah Holmes, from the New Wolsey Theatre, spoke on behalf of the applicant in support of the proposals:-

 

-           Site is currently untidy and attracts anti-social behaviour.

-           Car parking within the town has always been an issue.

-           Proposed building will be a community use.

-           SCC turned down the potential for an accessibility drop off point on Civic Drive.

-           Marketing of the approved restaurant use has not attracted any developers.

-           As a result, the medium term redevelopment potential of the site has been considered.

-           New proposal will provide substantial public benefits and investment.

-           Requests the temporary car park permission to run to 2031 and not 2028.

-           Redevelopment could be completed within 12 months of permission being granted.

 

Councillor Kreidewolf proposed that, given the substantial public benefits of the proposal, the temporary car park permission outlined in condition 6 be extended to 31 March 2031, and this was agreed.

 

Councillor Gage proposed that  ...  view the full minutes text for item 79.

80.

PD/18/07 Item 5 - Application IP/18/00861/FUL pdf icon PDF 189 KB

Land rear of 97 Burrell Road

Additional documents:

Minutes:

REPS

Ward:             BRIDGE

 

Proposal:      Continued use of land as car park.

 

Address:       Land rear of 97 Burrell Road

 

Applicant:     Total Car Parks Limited

 

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

 

Councillor Jones proposed that condition 2 be amended to include landscaping, and this was agreed.

 

RESOLVED:-

 

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

 

1.         Parking restricted to 14 cars.

2.         Details to be submitted within 2 months of approval being granted for provision of car park surfacing, car park lining; disabled parking, secure cycle and PTW parking; electric recharging point; external lighting; landscaping and CCTV coverage. Details to be implemented within 2 months of agreement.

81.

PD/18/07 Item 6 - Application IP/18/00930/FUL pdf icon PDF 217 KB

Lockup Garages, 432 Wherstead Road

Additional documents:

Minutes:

REPS

Ward:             BRIDGE

 

Proposal:      Erection of single two-bedroom bungalow and garage (site in floodzone 2).

 

Address:       Lockup Garages, 432 Wherstead Road

 

Applicant:     Mr Nick Winch

 

Agent:            Mr Richard Crosby

 

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

 

Mr Nick Winch spoke as the applicant in support of the application:

-               Dwelling for his own use

-               Designed with particular regard to sustainability and low fuel costs

-               Designed to minimise impact on amenity neighbouring dwellings

-               Intention of being a ‘lifetime’ home

 

RESOLVED:-

 

Grant of 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 scheme including external surfacing; boundary treatments; cycle storage details; biodiversity enhancements; bin presentation areas. Agreed details to be fully implemented prior to occupation.

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

4.         Any unidentified contamination (if found) to be reported to the Local Planning Authority.

5.         Areas of Refuse/recycling storage to be provided and maintained as per submitted drawing.

6.         Manoeuvring and parking of vehicles to be provided and retained as per submitted drawing.

7.         Any gates to be set back a minimum of 5 metres from the highway.

8.         Prior to first occupation, details of flood risk measures to include details of a suitable flood warning and evacuation plan, and flood resistance and resilience measures.

 

INFORMATIVES:

 

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

82.

PD/18/07 Information for Councillors pdf icon PDF 12 KB

Minutes:

Resolved:

 

that the information for Councillors be noted.

83.

Training Update: Online Mapping System

Minutes:

83.1.    The GIS Officer gave a presentation on the Online Mapping System and how it could be used to view information relating to planning applications.  Access to this system and a user guide could be found on the Council website at: https://www.ipswich.gov.uk/gis.

 

Resolved:

 

that the presentation be noted.