Agenda and minutes

To receive and record apologies for absence.

Apologies for absence were received from Councillors Lloyd and Howard.

To approve the minutes of the Development Management Committee held on 13 December 2018. 

RESOLVED that the minutes of the meeting of the Development Management Committee held on 13 December 2018 were agreed as a correct record and signed by the Chairman.

There were no matters arising.

To receive the minutes of the Site Viewing Working Party held on 17 January 2019.

The minutes of the Site Viewing Working Party held on 17 January 2019 were received.

To receive and record declarations of interests from members present in respect of the various matters on the agenda for this meeting.

There were no declarations of interest.

The Chairman to report the outcome of meetings attended or other information arising since the last meeting of the Committee.

There were no matters that the Chairman wished to report to the Committee.

The Committee are invited to consider any matters they wish to recommend for site viewing or deferment.

There were no matters to be considered for site viewing and deferment.

To receive requests to make a deputation to Committee.

The Committee received the following deputations:

i)             Ms Glanville-Hearson – APP/18/01234 – 39 West Street, Havant, PO9 1LA;

ii)            Mr Comlay – APP/18/01234 – 39 West Street, Havant, PO9 1LA;

iii)           Mr Sykes – APP/18/01234 – 39 West Street, Havant, PO9 1LA; and

iv)           Councillor Michael Wilson – APP/18/00985 – 3 Lexden Gardens, Hayling Island, PO11 0QP.

Proposal:       Change of use from a former bank (Class A2) to a hot food takeaway (Class A5); installation of extraction/ventilation equipment and other external alterations (resubmission of application ref: APP/18/00706).

Associated Documents: https://tinyurl.com/y7933vqz

Proposal:       Change of use from a former bank (Class A2) to a hot food takeaway (Class A5); installation of extraction / ventilation equipment and other external alterations (resubmission of application ref: APP/18/00706).

The Committee considered the written report and recommendation of the Head of Planning to grant permission.

The Committee was addressed by the following deputees:

a)    Ms Glanville-Hearson, who objected to the application for the following reasons:

1.            There was not suitable space or access in the rear service yard for the safe entry and exit of sizeable service vehicles;

2.            Service vehicle access via Brockhampton Lane would not be possible due to the limited width of the road;

3.            Access to the rear service yard via Park Road South would result in an unacceptable hazard, as vehicles would need to cross two lanes of northbound traffic and a busy pathway to enter the yard;

4.            The lay-by parking on West Street was in constant use and was not able to accommodate the additional parking created by this application; and

5.            The application was largely the same as the previously submitted application and had not responded to concerns from residents.

b)    Mr Comlay, who objected to the application for the following reasons:

1.            The applicant would not have control over the usage of the rear service yard and could therefore not guarantee smooth access to the site or the parking spaces to accord with the detail of the application submitted;

2.            The application would lead to an unacceptable amount of traffic movements on the site and create a hazard for pedestrians and motorists in the area; and

3.            The application would detrimentally impact upon the health and wellbeing of the Borough.

c)    Mr Sykes, who supported the application for the following reasons:

1.            The resubmission had sought to address the concerns raised in the previous application, with the provision of a Technical Highways Note and parking surveys;

2.            The unit could convert to an A1 retail unit without planning permission and this would lead to a higher number of predicted traffic movements compared to an A5 take-away unit;

3.            A 7.5 tonne vehicle would be used to service this site and the tracking plan showed that this vehicle would be able to access this site;

4.            The predicted number of trip generations relating to the application site was considered acceptable;

5.            The applicant would be relocating from an existing unit in North Street and would therefore not result in a net increase of takeaway units in Havant Town Centre; and

6.            The application would have a positive impact upon local employment.

In response to questions from the Committee, Mr Sykes confirmed that:

·         The site was solely for takeaway usage;

·         The application included the provision for 3 parking spaces at the rear of the site; and

·         The tracking plan had been undertaken by professional consultants.

In response to questions from the Committee, officers advised that:

·         The service vehicle tracking plans were consistent and commonly used for  ...  view the full minutes text for item 82.

Proposal:       First floor extension over existing garage and utility room; cladding to elevations.

Associated Documents: https://tinyurl.com/y9o5kolq

(The site was viewed by the Site Viewing Working Party).

Proposal:       First floor extension over existing garage and utility room; cladding to elevations.

The Committee considered the written report and recommendation of the Head of Planning to grant permission.

The Committee received supplementary information, circulated prior to the meeting, which provided photographs of the site as submitted by Councillor Michael Wilson.

The Committee was addressed by the following deputee:

a)    Councillor Michael Wilson, who objected to the application for the following reasons:

1.    The proposed extension would have an unacceptable adverse impact affecting the light available to the rear of the neighbouring property;

2.    The proposed extension would result in an excessive building bulk and size adjacent to the neighbouring property;

3.    The proposed extension by reason of its bulk, size and prominence would be an incongruous feature in comparison to the cohesive design of existing properties and would be detrimental to the street scene within Lexden Gardens; and

4.    The use of cladding would be unsympathetic to the character of the existing design for properties within Lexden Gardens.

Councillor Wilson recommended that the Committee refuse the application for the following reasons:

‘The proposed extension is of excessive depth adversely affecting the outlook from, and light available to, the occupier of the adjacent residential property. The proposal is therefore contrary to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework’

‘The proposed extension would result in an excessive building bulk adjacent to an existing residential property, detrimental to the visual outlook and amenities of the occupier of this property. The proposal is therefore contrary to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework’

‘The proposed extension by reason of its bulk, height and prominent location would be an incongruous feature within the streetscene to the detriment of the visual amenities of the area. The proposal is therefore contrary to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework’

The Committee discussed the application in detail together with the views raised by the deputee.

During the debate, members considered the impact upon the neighbouring property and felt that there would be minimal loss of light.

The Committee were of the view however that the extension would by reason of its bulk, proposed materials and prominent siting be an incongruous feature within the street scene and have a detrimental impact upon the spatial characteristics of the area. It was therefore

RESOLVED that Application APP/18/00985 be refused for the following reason:

1.         The proposed extension would, by reason of its bulk, proposed materials and prominent siting, appear incongruous and be harmful to the existing character and appearance of the area conflicting with the established pattern of development and spatial characteristics and setting of the street scene. The proposal therefore conflicts with Policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011, the Havant Borough Design  ...  view the full minutes text for item 83.

Proposal:       Hybrid Application - Full Application for change of use, alterations to and extension of existing buildings to 20 Residential units, (13 dwellings in the main house and 7 in other Listed Buildings) with associated landscaping parking and amenity space.

Outline Application (All Matters Reserved except means of access) for the demolition of 1983 office building and associated brick and glass corridor link and development of up to 70 residential units, associated landscaping, parking and infrastructure works.

Associated Documents: https://tinyurl.com/ybrtpa7k

The Committee considered a report from the Head of Planning in relation to APP/17/00863.

The Committee received supplementary information, circulated prior to the meeting, which gave details of updates to the list of approved drawings as set out in Conditions 18 (full permission) and 23 (outline permission).

The application had been brought back to the Committee to ensure the agreed conditions were sited under the correct resolutions.

RESOLVED that the resolution in Minute 130/4/2018 be amended as follows:

That, in respect of Application APP/17/00863, the Head of Planning be authorised to:

(i)   Grant Full Planning Permission for only the following part of the above proposal as described:

Full planning permission for change of use, alterations to and extension of existing buildings to 20no. residential units, (13no. units in the main house and 7no. units in the other listed buildings) with associated landscaping, parking and amenity space. 

Subject to the following:

(a) The completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 and other relevant legislation (subject to such changes as the Head of Planning and the Solicitor to the Council may determine), to secure the matters set out in the officer report accompanying Planning Application APP/17/00863; and

(b) The following planning conditions ;

1.    The development must be begun not later than five years beginning with the date of this permission.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2.    No work shall be undertaken on the site until measures have been agreed by the Local Planning Authority in writing (a method statement) for the protection of the listed structures from demolition and development on site to ensure both safety and stability.  The measures shall be undertaken before any operations commence.

Reason: To ensure that the listed building’s special interest is not damaged and having due regard to policies CS11 of the Havant Borough Local Plan (Core Strategy) 2011, DM20 of the Havant Borough Local Plan (Allocations) 2014 and the National Planning Policy Framework.

3.    Construction of the buildings hereby permitted shall not commence until samples and details of all external roofing and external facing materials have been submitted to and approved in writing by the Local Planning Authority.  Thereafter only such approved materials and finishes shall be used in carrying out the development.

Reason:  In the interests of the amenities of the locality and having due regard to policies CS16 and DM9 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.

4.    No development shall take place until finished floor levels for the proposed building(s) relative to agreed off-site datum point(s) have been submitted to and approved in writing by the Local Planning Authority. The development shall be undertaken in accordance with the approved details.

Reason: To ensure the appearance of the development is satisfactory and having due regard to policies CS11  ...  view the full minutes text for item 84.