BOROUGH OF POOLE – PLANNING COMMITTEE – 14 DECEMBER 2017

BOROUGH OF POOLE

PLANNING COMMITTEE

14 DECEMBER 2017

The Meeting commenced at 1pm and concluded at 4:45pm

Present:

Councillor Garner-Watts (Chairman)

Councillor Parker (Vice-Chairman)

Councillors Atkinson (Substitute for Councillor Wilson), Burden, Le Poidevin, Mellor and Tindle

Others in attendance:

None

Members of the public present:

Approximately 25

PC39.17APOLOGIES FOR ABSENCE

Apologies for Absence were received from Councillors Bagwell, Williams and Wilson (substituted by Councillor Atkinson)

PC40.17DECLARATIONS OF DISCLOSABLE PECUNIARY INTEREST

There were no declarations of disclosable pecuniary interest.

Other interests Members wished to be recorded

Councillors Le Poidevin, Mellor and Parker had been lobbied on Plans List Item Nos. 1, 2 and 4

Councillors Burden and Garner-Watts had been lobbied on Plans List Item Nos. 1 and 2

Councillor Atkinson had been lobbied on Plans List Item No. 6

PC41.17MINUTES

RESOLVED that the Minutes of the Meeting of the Planning Committee held on 16 November 2017, having been previously circulated, be taken as read, and confirmed and signed as a correct record.

PC42.17PLANNING APPLICATIONS

The Committee considered the Planning Applications as set out in the Schedule to the Minutes and dealt with therein.

PC43.17PLANNING APPEALS RECEIVED AND PLANNING APPEAL DECISIONS RECEIVED

The Information Report was noted.

PC44.17SUCH OTHER BUSINESS, AS IN THE OPINION OF THE CHAIRMAN, IS OF SUFFICIENT URGENCY TO WARRANT CONSIDERATION

There was no urgent business.

CHAIRMAN

SCHEDULE TO THE MINUTES OF THE MEETING OF THE PLANNING COMMITTEE

14 DECEMBER 2017

ITEM NO / 01
APPLICATION NO. / APP/17/01196/F
APPLICATION TYPE / Full
SITE ADDRESS / Canford Magna Golf Club, Knighton Lane, Wimborne, BH21 3AS
PROPOSALS / Replacement of existing golf club and grounds maintenance sheds with football training centre providing changing rooms, fitness, medical, classroom and ancillary catering facilities; the profiling of the surrounding golf course to provide training pitches, covered pitch, a grounds maintenance building, floodlights and security gatehouse, served by existing road access from the A341 Magna Road
REGISTERED / 24 August, 2017
APPLICANT / AFC Bournemouth
AGENT / Savills
WARD / Merley & Bearwood
CASE OFFICER / James Gilfillan

The application was before the Committee because the Head of Growth and Infrastructure did not consider it prudent to exercise delegated powers due to the significance of the proposal.

The Application was the subject of a Members’ Site Visit on 14 December 2017, which commenced at 9:45am and concluded at 10:05am. Councillors Ms Atkinson, Burden, Garner-Watts, Le Poidevin, Mellor, Parkerand Tindle were in attendance.

James Gilfillan, Senior Planning Officer, gave a site description and referred to Site plans as appended to the Report and images of the Site and surrounding area.

Reference was made to the addendum sheet and, in particular, details of a further consultation response from the Transport Policy Manager and a further representation from the Premier League. In addition, the Senior Planning Officer detailed a further Condition to be added to the recommendation at no. 13.

The presentation continued with a summary of the relevant planning history, pre application advice, consultations, representations, planning considerations and judgement.

In conclusion, the Senior Planning Officer stated that the proposed use of the land would be consistent with its location and that the siting, scale and use of the proposed buildings justified very special circumstances in part, which would not harm the openness of the green belt. He added that the wider character of the area would be preserved and based on the evidence that was available and the achievable mitigation, it was not likely that the proposal would cause any detriment to the area and therefore urged Members to support his recommendation.

Marion Pope, Objector, expressed her views, details included:

  • Referred to a previous application for mineral extraction
  • This application needed to be considered in its true context
  • Loss of openness to the greenbelt
  • Inappropriate development
  • No detailed flood risk assessment had been provided
  • Objections had been received from a number of agencies
  • Detrimental impact to area due to floodlighting
  • Contrary to rights of way improvement plan
  • Contrary to PCS23
  • Not consistent with the NPPF
  • Urged Members to refuse Planning Permission

Kyle Cradock, Applicant, expressed his views, details included:

  • A transport and noise report had been submitted
  • National England were “comfortable” with the Application
  • Proposal aimed to provide specialist sporting and education facilities
  • All but one of the proposed buildings would be built within the existing footprint.
  • The covered pitch was appropriate
  • The proposal was low key and therefore neighbourly
  • Had worked closely with Canford School to ensure that privacy and safeguarding issues were mitigated
  • Approximately two thirds of the facility would be used by the AFCB academy
  • Represented a major investment in the area
  • Urged Members to grant Planning Permission

Councillor Jane Newell, Ward Councillor, expressed her views, details included:

  • Expected AFCB to work closely with the community
  • Preferred this development over previously submitted schemes on the same site
  • Had some concerns in relation to the impact on the designated greenbelt area
  • Felt that the recommendation to refer to the Secretary of State was the correct way forward

Councillor David Brown, Ward Councillor, expressed his views, details included:

  • Felt that the application was appropriate use
  • Expressed concern about the lack of ecological surveys
  • Concern over use of floodlighting
  • Questioned impact on birds and bats
  • Less traffic movement in area than with previous use as golf club
  • Welcomed the proposed conditions
  • Wanted to ensure that any trees lost would be replaced
  • Was supportive of the scheme overall
  • The scheme was appropriate for the area

Officers responded to Members’ requests for clarification, details included:

  • As the proposed indoor pitch would be a large building in a sensitive area, it was necessary to ensure that it fitted into the area with minimal impact on its surroundings
  • ECPS had not raised any objections to the proposed lighting of the Scheme and it was noted that only three pitches would be floodlit
  • The nearest residential property to the proposed scheme was separated by several banks of trees
  • The new SANG link, which was part of an approved neighbouring development, would ensure safety for cyclists using the route
  • Improvements to the junction at Magna Road were forthcoming with another development, however, the Senior Transportation Officer had reservations about the level of additional traffic movements from special events. The Senior Planning Officer assured Members that AFCB were adamant that the scheme would not be used for external events.
  • There was no proposal for the access road to the site to be lit.
  • Hours of operation would largely be between the hours of 9-5, although there would be an element of evening activity for evening academy games/training sessions, these were not open to the public.

A Member stated that she was satisfied with the details of the proposal and that she was pleased that AFCB had chosen Poole to host the proposed academy and saw it as “another Jewel in Poole’s crown”

A Member stated that even though the Application seemed complicated on paper due to the restrictions imposed by national Green Belt policy, in practice it was very straight forward and would not only protect the Green Belt, but would also bring significant benefits to Poole as a whole. He commended the Applicant for bringing forward a well thought out application.

A Member stated that the level of consultation that the Applicant had carried out with the local community was to be commended and that he fully supported the Application.

A Member stated that the Application brought with it a number of economic and employment opportunities plus it would afford sporting opportunities for children. He was supportive of the Application.

The Chairman acknowledged that the site was within a designated greenbelt area and that because of this, strict rules were in place to prevent inappropriate development, but he felt that in this case, there were exceptional circumstances which should also be considered and that he was minded to support the Application.

Marion Pope summed up her views, details included:

  • The applicant had failed to demonstrate that the junction could accommodate extra vehicle movements
  • Referred to the previous refused Mineral Extraction and SANG application

Karl Cradick summed up his views, details included:

  • The Floodlights would not be permanently in use and primarily would only be in operation during the winter months
  • There would be less traffic using the surrounding roads than when the site had previously been used as a golf club
  • Thanked Members for their consideration

RESOLVED that planning permission be granted subject to the conditions set out below and that, in accordance with the provisions of the 2009 Direction, that the application first be Referred to the Secretary of State.

1. GN150 (Time Expiry 3 Years (Standard))
2. PL01 (Plans Listing)
3. AA01 (Non standard Condition)
Prior to the commencement of development a schedule of any phased delivery of the development hereby approved shall be submitted to the LPA. It shall identify any temporary works, enclosures and structures proposed and timescales for their presence and subsequent removal.
Reason.
To provide flexibility and certainty regarding delivery of the benefits considered to justify Very Special Circumstances in accordance with the NPPF.
4. RC060 (Limitation on Use)
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 and the Town and Country Planning (General Permitted Development) Order 1995 or any subsequent re-enactments thereof, the development hereby approved shall be used for a Football Academy Training Centre only and for no other use purposes, whatsoever, including any other purpose in Class D2 of the Town and Country Planning (Use Classes) Order 1987 or any subsequent re-enactment, without formal planning permission first being obtained.
Reason -
Because of the Very Special Circumstances attached to the use need the extent of buildings proposed in a Green Belt location and in accordance with the NPPF 2012.
5. LS040 (Landscaping Scheme to be Implemented)
6. AA01 (Non standard Condition)
The recommendations and findings of the Ecological survey and mitigation plan dated.... shall be implemented in accordance with the timings, details and conclusions therein and in accordance with the phasing programme agreed by Condition No.3 of this planning permission
Reason:
In the interests of biodiversity enhancement in accordance with DM09 of the Poole Site Specific Allocations and Development Management policies adopted 2012 and NPPF.
7. WL040 (Management Plan)
A Wildlife Management Plan, including a clear statement of management work and maintenance schedules for the site shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of each phase as identified by Condition No.3 of this permission. The provisions of the Wildlife Management Plan shall be carried out in strict accordance with the approved details of the Plan, unless otherwise agreed in writing by the Local Planning Authority.
Reason -
To ensure proper maintenance of land retained for wildlife conservation purposes and in accordance with Policy PCS28 of the Poole Core Strategy (February 2009) and Policy DM9 of the Site Specific Allocations & Development Management Policies (April 2012).
8. AR030 (Arrange Archaeological Observations)
9. HW230 (Permeable surfacing condition)
10. AA01 (Non standard Condition)
Prior to the commencement of use a scheme to manage vehicle speeds along the access road and incorporate adequate passing space shall be submitted to and agreed in writing by the LPA. The agreed scheme shall then be implemented prior to the commencement of use and thereafter maintained
Reason
In the interests of highway safety and in accordance with DM07 of the Poole Site Specific Allocations and Development Management policies adopted 2012.
11. AA01 (Non standard Condition)
Prior to the commencement of use a scheme for way marking the Stour Valley Way Public Right of Way, where it runs alongside the access drive shall be submitted to and approved in writing. The agreed scheme shall then be implemented and thereafter retained.
Reason:
In the interests of legibility and certainty for users of the Public Right of Way and in accordance with PCS15 of the Poole Core Strategy 2009, and DM07 & DM09 of the Poole Site Specific Allocations and Development Management policies 2012.
12. AA01 (Non standard Condition)
Prior to the commencement of development on any phase approved by condition No.3 of this permission, details, specification, illuminance levels and spread of any floodlighting to be erected shall be submitted to and approved in writing by the Local Planning Authority. The agreed details shall then be implemented and thereafter in retained and maintained in accordance with the manufacturer’s instructions.
Reason
In the interests of the character and appearance of the area, the openness of the Green Belt, amenity of neighbours and ecology and in accordance with PCS23 of the Poole Core Strategy 2009, and DM01, DM09 of the Poole Site Specific Allocations and Development Management policies 2012 NPPF 2012.
13. Prior to commencement of development of the indoor pitch, hereby approved, details and samples of the materials to be used for the roof shall be submitted to and approved in writing. The approved details shall then be implemented and thereafter retained.
Reason: Due to the size of the building in a Green Belt location and to ensure the appearance is appropriate with the surroundings and in accordance with PCS23 of the Poole Core Strategy 2009.

Informative Notes

1. IN72 (Working with applicants: Approval)
2. IN82 (Demolition of Buildings)

Voting:

For - Unanimous

ITEM NO / 02
APPLICATION NO. / APP/17/00007/P
APPLICATION TYPE / Outline
SITE ADDRESS / Land South of Magna Road, Poole, BH11 9NB
PROPOSALS / Outline application (with all matters reserved) for the delivery of up to 16,000 sq.m. of employment floorspace within Use Classes B1c (Light Industrial), Class B2 and B8 uses (not including special industrial groups A-E (use classes B3-B7)) in the Town and Country Planning Use Classes Order (1987), together with associated parking, access from Magna Road and provision of infrastructure link to Canford Magna site control centre.
REGISTERED / 22 December, 2016
APPLICANT / W.H. White Ltd
AGENT / Chapman Lily Planning Ltd
WARD / Merley & Bearwood
CASE OFFICER / James Gilfillan

The application was before theCommittee at the request of Cllr MrsPope, due to the conflict with the Inspectors decision in 2014 and conflict with the adopted Poole Core Strategy 2009.

The Application was the subject of a Members’ Site Visit on 14 December 2017, which commenced at 10:13am and concluded at 10:25am. Councillors Ms Atkinson, Burden, Garner-Watts, Le Poidevin, Mellor, Parker and Tindle were in attendance.

James Gilfillan, Senior Planning Officer, gave a site description and referred to Site plans as appended to the Report and images of the Site and surrounding area.

Reference was made to the addendum sheet and, in particular, an amended wording for Condition 13.

The presentation continued witha summary of the relevant planning history, consultations, representations, planning considerations and judgement.

In conclusion, the Senior Planning Officer stated that the Scheme followed the conclusions of the Inspector’s decision on the 2013 appeal scheme in relation to the principle of development and its impact upon SSS and access. It had also been demonstrated that there was a demonstrated need for the Scheme which therefore meant that Policy PCS30 had been complied with.

Marion Pope, Objector, expressed her views, details included:

  • Poole’s new Local Plan had not yet been adopted
  • Referred to a 2014 Planning Appeal decision
  • Expressed concern over an increase in heavy traffic on the surrounding roads
  • The current proposals were inadequate
  • Residents objected to the Scheme
  • It was not a sustainable development

Giles Moir, Applicant, expressed his views, details included:

  • The scheme would deliver over 16km2of floorspace
  • This was an outline application only which meant that there was a degree of flexibility
  • The layouts on the plan were only indicative
  • Junction access would be designed so that it was appropriate to accommodate extra traffic

Simon West, Applicant, expressed his views, details included:

  • The supply of employment land in the area was limited
  • A number of prominent local businesses had expressed an interest in the scheme should it come to fruition
  • Was appropriate for the area

Councillor Brown, Ward Councillor, expressed his views, details included:

  • Was familiar with the Site
  • The Site was not on Green Belt land
  • Had concerns about proximity to residential area
  • Concerned about increased number of HGV’s
  • Site was full of wildlife and had concerns over loss
  • Supported renewal energy condition
  • Did not support the Application in its current state

Officers responded to Members’ comments and requests for clarification, details included:

  • The site layout that had been provided was only indicative because the Application was an outline one.
  • Economic development supported additional employment land within the Borough due to a shortage

A Member stated that she felt that the local economy should not be allowed to stagnate and that she felt it important to support and stimulate growth and was therefore supportive of the scheme.

Several Members expressed support for the Scheme.

The Chairman stated that there was a clear requirement in the area for more employment land, particularly because Nuffield Industrial Estate was now at a point where it was unable to accommodate the current demand and was therefore supportive of the scheme.

RESOLVED that Planning Permission be Grantedsubject to the completion of a Section 106 Agreement securing land as Heathland Support Areas in accordance with Policy PCS28 of the Poole Core Strategy 2009, DM09 of the Site Specific Allocations and Development Management Policies DPD 2012 and the Dorset Heathlands Planning Framework 2015-2020 SPD and subject to the following: