Agenda and minutes

Councillor Convery welcomed everyone to the meeting. Members of the Committee and officers introduced themselves.

The Chair informed the meeting that items B2, B5 and B6 will not be considered but at  future date on the basis of officer advised as owners of the property are not in attendance.

Apologies were received from Councillor Picknell.

There were no declarations of substitute members.

If you have a Disclosable Pecuniary Interest* in an item of business:

§  if it is not yet on the council’s register, you must declare both the existence and details of it at the start of the meeting or when it becomes apparent;

§  you may choose to declare a Disclosable Pecuniary Interest that is already in the register in the interests of openness and transparency. 

In both the above cases, you must leave the room without participating in discussion of the item.

If you have a personal interest in an item of business and you intend to speak or vote on the item you must declare both the existence and details of it at the start of the meeting or when it becomes apparent but you may participate in the discussion and vote on the item.

*(a) Employment, etc - Any employment, office, trade, profession or vocation carried on for profit or gain.

(b)  Sponsorship - Any payment or other financial benefit in respect of your expenses in carrying out duties as a member, or of your election; including from a trade union.

(c)   Contracts - Any current contract for goods, services or works, between you or  your partner (or a body in which one of you has a beneficial interest) and the council.

(d)   Land - Any beneficial interest in land which is within the council’s area.

(e)   Licences- Any licence to occupy land in the council’s area for a month or longer.

(f)    Corporate tenancies - Any tenancy between the council and a body in which you or your partner have a beneficial interest.

 (g)   Securities - Any beneficial interest in securities of a body which has a place of business or land in the council’s area, if the total nominal value of the securities exceeds £25,000 or one hundredth of the total issued share capital of that body or of any one class of its issued share capital. 

This applies to all members present at the meeting.

There were no declarations of interest.

The order of business would be B1, B3 and B4.

RESOLVED:

That the minutes of the meeting held on 3 September 2019 be confirmed as an accurate record of proceedings and the Chair be authorised to sign them.

Demolition and replacement of front and rear facades (including roofing) and additions to the roof, to include a one-storey extension fronting Essex Road, and two-storey extension fronting Astey's Row (with glass box above) to accommodate 5x (1 no. 1-bedroom unit [2 person] x 2no. 2-bedroom units [3 person] x 1no. 2-bedroom units [4 person] x 1no. 3-bedroom [5 person unit) residential units; refurbishment of existing ground and first floor and creation of part basement level Class B1 office space (166sqm) and retention of ground floor (100sqm) Class A1 retail unit fronting Essex Road.

(Planning application number: P2018/4159/FUL)

In the discussion the following points were made:

·         The Planning Officer informed Members that the location plan, first floor and the basement plan be included in the list of plans in condition 2 on page 52 to be approved if permission is granted.

·         Members were advised that the application site is not listed and not within a Conservation Area. The proposal will result in 5 residential units, refurbishment of existing ground and first floor and creation of basement level Class B1 office space and retention of ground floor Class A1 retail unit.

·         The Planning Officer acknowledged that the proposed extensions to the Essex Road frontage will result in a front façade height of 15.1m, while the extension to the Astey’s Row Frontage would result in an overall height of 13.8m. In addition, the proposal will include an excavation to create 109sqm of basement office/storage space

·         The Planning Officer acknowledged that although views looking south will be interrupted, the general outlook towards Astey’s Garden will still be retained. With regards to daylight and sunlight loss, the meeting was informed that assessment had been carried out and although there were some breaches, it is considered acceptable and in line with BRE guidelines.

·         In response to the applicant’s commitment to reduce Co2 emission by 19%, the Planning Officer informed members that the scheme is a significant revision and not a total demolition especially as some of the floors will remain. Members were reminded that considering this scheme is a mixed use development, different standards and requirements about C02 emissions requirements.

·         On the question of whether the committee could take into consideration the Council’s emerging policy on carbon emission which is more stringent, members were advised that presently this is not a material consideration until it has been approved.

·         In response to concerns that the proposal will result in the loss of retail space, contrary to Policy DM4.5 of the Development Management Policies, members were advised that officers have taken the view that this would not harm the retail function of the Town Centre due to the fact that the majority of the ‘lost’ retail space is located towards the rear of the site (Astey’s Row is not a retail frontage), and a retail presence is still being maintained on Essex Road which is the key frontage. The proposal would have very little impact on the retail character of the street or the wider town centre.  ...  view the full minutes text for item 89.

Change of use of part ground floor, basement and lower basement from Use Class B8 (storage) to flexible commercial use within Use Classes A3, A4 and D2. Replacement of ground floor facade and entrance doors, and fenestration to enclose existing ramp.

(Planning application number: P2018/1580/FUL)

Meeting was informed by Chair on the advice of Planning Officers that item has been withdrawn and will be considered at a future meeting due to absence of a key marketing document for the proposal not being online for consultation purposes as is required

Erection of a ground and first floor extensions to the rear of the existing D1 building and associated external alterations including perimeter timber fencing and canopy to rear play area and associated alterations.

(Planning application number: P2018/3395/FUL)

In the discussion the following points were made:

·         The Planning Officer advised that no updates had been received since agenda was published. Members were advised that property is not situated within a conservation area, nor does it contain any locally or statutorily listed buildings.

·         In terms of land use, the proposal involves extensions to the rear of the property at ground floor and first floor and associated alterations to facilitate additional D1 floor space to allow for the use of the site as a children’s day nursery for a total of 98 children between the ages of 0-4 years old and 25 members of staff.

·         In terms of design, the Planning Officer advised that the proposed extensions will be limited to the rear of the building to a depth of approximately 1.9m at both ground and first floor levels. In terms of their width, the extensions would be sited either side of the buildings circulation core, each at approximately 6.8m. Members were advised that the extension would remain sympathetic to the overall character of Hanley Gardens and would not compromise any relationship between the host property and its surrounds.

·         Members were informed that the proposal would include the installation of a canopy above the outdoor play area no.3 to the rear of the property, details to be secured by a condition in the planning permission. In addition the waste storage area will be situated to the rear of the site, details also to be secured by a condition.

·         Members heard from a neighbouring resident who had concerns about the proposal. Issues raised include over development of the site; noise disturbance from the outdoor play area 3, impact on the amenity of the existing residents of Hanley Gardens; overlooking and loss of privacy and additional parking which the scheme would attract to Hanley Gardens and surrounding streets. In addition, residents were concerned that their private road will be used as collection and refuse area.

·         Objector was concerned that the provision in the area is not supported by evidence of a demand for the service and that the proposal would impact the amenity of elderly residents with a wide range of need and support.

·         In response to objector’s concern, the applicant informed the meeting that the provision of a nursery in the north of the borough addresses the demand of working families and caters for a wide range of children and the diverse population. Members were advised that the safety of both neighbouring residents and the children remains paramount and was taken into consideration while designing the scheme.

·         With regards to amenity concerns especially noise, the meeting was advised that the erection of a canopy below the flats would mitigate any potential noise from children in the play area. On parking concerns, meeting was informed  ...  view the full minutes text for item 91.

Erection of a roof top extension and new roof terrace to the existing flat roof including associated obscure glazed screening to the rear and metal railings to the front elevation. External redecoration and replacement windows to the front elevation at ground and first floor with double glazed units.

(Planning application number: P2019/1292/FUL)

In the discussion the following points were made:

·         The Planning Officer informed the meeting that page 5 of the report erroneously states the number of objectors to be 5, but should state 6 objections were received from 5 different specific addresses/households. Members were advised that all issues raised by the objectors had been addressed in the report.

·         Members were informed that the site is within the Duncan Terrace/Colebrook Row Conservation Area and it is not a listed building. Members were reminded that the application was refused planning permission on grounds of overlooking, its design, unacceptable sense of enclosure and material loss of outlook to the rear of adjoining properties at the committee meeting on 26 November 2018.

·         The Planning Officer advised members that the proposed roof extension had been setback from the rear parapet by 1m and covers the southern section of the existing roofspace. Additionally it has been designed to vary in scale, with a maximum height of approximately 0.7m when measured 1m from the rear parapet and an overall height of 2m.

·         Objector was concerned that considering the area is densely developed, the proposal would only worsen the situation. Members were reminded of the impact of the scheme on listed buildings and its detrimental impact to the heritage asset, and the essence of the terrace dwelling was to act as a buffer zone to the conservation area.

·         The objector was concerned with the officer’s observation that the light loss is acceptable, reminding members that this affects playrooms and bedrooms of 4 children and the window of an elderly resident whose only source of light will be affected by this new development. Members were informed that residents had a sense of enclosure especially as the development would impact the outlook from 17 windows.

·         With regard to objectors not being notified of the meeting, the Planning Officer acknowledged that the 5-day rule had been adhered to and that relevant documents and information about the proposals had been published on the council website. On the claim that objectors had not been consulted following further revisions to the scheme, the Planning Officer advised that this would only be required if there is significant revisions, reminding the meeting that the proposal before the committee addressed objectors concerns.

·         The agent informed the meeting that following discussions with objectors and planning officers and design officers, the roof extension had been set back from the parapets thereby minimising visual impact as it will be harmful to the setting of the listed terrace to the rear of the site. In addition, members were advised that the wall had been significantly reduced and windows will only exists on one side of the building.

·         In response  ...  view the full minutes text for item 92.

The installation of 65 no. small antennas pole mounted on 13 no. free-standing support frames upon the roof of the building, the installation of 2 no. equipment cabinets within an existing plant room and development ancillary thereto.

(Planning application number: P2018/4275/FUL)

Meeting was informed by Chair on the advice of Planning Officers that item has been withdrawn from the agenda as the council were not yet in receipt of comments from the councils housing section and will be considered at a future meeting.

The installation of 86 no. small antennas pole mounted on 10 no. free-standing support frames upon the roof of the building, as well as one equipment cabinet.

(Planning application number: P2018/4282/FUL)

Meeting was informed by Chair on the advice of Planning Officers that item has been withdrawn from the agenda as the council were not yet in receipt of comments from the councils housing section and will be considered at a future meeting.