BOROUGH OF POOLE

PLANNING COMMITTEE

13 DECEMBER 2007

The Meeting commenced at 10.00am and concluded at 4.10pm.

Present:

Councillor Mrs Stribley (Chairman)

Councillors Brown (substituting for Councillor Allen), Mrs Hillman, Leverett (substituting for Councillor Mrs Deas), Mrs Long, Parker, Trent, White, Wilkins and Wilson

Councillors Mrs Long and Wilson left the Meeting after Plans List Items 9 and 12 respectively.

Members of the public present: 50 approximately

P64.07APOLOGIES FOR ABSENCE

Apologies for absence were received from Councillors Allen and Mrs Deas (Vice-Chairman).

P65.07MINUTES

RESOLVED that the Minutes of the Meeting of the Planning Committee held on 22 November 2007, be approved subject to the voting in Plans List Item 12 being amended to read 7 For, 2 Against.

P66.07DECLARATIONS OF INTEREST

Councillor Brown declared a personal interest in Plans List Item 1, (being a Member of the Liberal Club situated close to the application site) and Plans List Item 2 having been lobbied.

Councillor Mrs Hillman declared a personal interest in Agenda Item 5 and Plans List No. 15 having received written representations.

Councillor Leverett – None.

Councillor Mrs Long declared a personal interest in Plans List Items 1 (being a Member of the Liberal Club situated close to the application site), Plans List Items 2, 3 and 15 having received written representations.

Councillor Parker declared a personal interest in Agenda Item 5 and Plans List Items 10, 11, 14 and 15 having received written representations.

Councillor Mrs Stribley declared a personal interest in Agenda Item 5 and Plans List Items 7, 11, 13 and 15, having received written representations.

Councillor White declared a personal interest in Agenda Item 5 and Plans List Item 15, having received written representations. He indicated that he would withdraw from the Meeting during consideration of Plans List Item 15 because he was acquainted with the Objector in his professional capacity.

Councillor Wilkins declared a personal interest in Agenda Item 5 and Plans List Item 15 having received written representations.

Councillor Trent declared a personal interest in Agenda item 5 and Plans List items 5, 8, 9 and 15 having received written representations.

Councillor Wilson declared a personal interest in Agenda Item 5, Plans List Items 1, 5, 7, 8, 9, 12, 13 and 15 having received written representations.

Ward Councillor Brooke speaking on Plans List Item 1 declared a personal interest as a user of the Liberal Club situated close to the application site. He also declared a prejudicial interest in Plans List Item 4 and indicated he would leave the Meeting before consideration of this item.

Ward Councillor Martin speaking on Plans List Item 2 declared a personal interest.

P67.07URGENT BUSINESS

None.

P68.077 PARKSIDE ROAD, POOLE – DEMOLISH EXISTING AND ERECT A BLOCK OF 7 FLATS WITH BASEMENT GARAGE ACCESSED FROM PARKSIDE ROAD (APPLICATION NO. 07/016353/009F)

The Application was deferred by the Committee at its Meeting on 22nd November 2007 (Minute P62.07 Plans List Item 3 refers) to enable negotiations to take place to secure two additional car parking spaces and amendments to the siting of the bin store.

Amended plans were received on 25th November 2007 which incorporated two additional car parking spaces within the basement car park. A total of eleven car parking spaces were now proposed (1.6 spaces per flat), one of which was designated to accommodate drivers with mobility difficulties. These changes did not alter the external appearance of the building.

The proposed bin store had been moved away from the boundary of the application site with No. 5 Parkside Road in order to reduce its impact on the amenities of the occupiers of the adjacent house and to allow for the introduction of screen planting between the bin store and the boundary.

It was considered that the amended plans addressed the previous concerns of the Committee.

RESOLVED that planning permission be approved subject to

(a)a Section 106 Agreement to secure:-

  1. A contribution of £7,280.00p (plus administration fee) towards the provision of recreational facilities in accordance with Policy L17 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State Direction September 2007).
  2. A contribution of 4,745.00p (plus administration fee) towards Heathland management and conservation in accordance with the Dorset Heathlands Interim Planning Framework 2006-2009 and Policies NE15, NE16 and NE17 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State direction September 2007).
  3. A contribution of £5,000.00p (plus administration fee) towards promoting modes of transport other than the car in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State Direction September 2007) and

(b)the following conditions:-

1 - GN150 (Detailed Permission - Time Expiry 3 Years (Standard) )

The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

Reason -

This condition is required to be imposed by the provisions of Section 91 of the Town and Country Planning Act 1990 and amended by Section 51(1) of the Planning and Compulsory Purchase Act 2004.

2 - GN020 (Screen Fencing/Walling - Submission of Details Required )

No development shall take place until details indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to, and approved in writing by, the Local Planning Authority. The boundary treatment shall be completed before the building is occupied. Development shall be carried out in accordance with the approved details, maintained for a period of five years and thereafter retained.

Reason -

In the interests of amenity and privacy and in accordance with Policy H13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

3 - GN030 (Sample of Materials - Submission of Details Required )

Details and samples of all external facing, roofing and surfacing materials to be used shall be submitted to, and approved in writing by, the Local Planning Authority before any on-site works commence. The development shall thereafter be carried out in accordance with the approved details.

Reason -

To ensure that the external appearance of the building(s) is satisfactory and in accordance with Policy H13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

4 - GN090 (Obscure Glazing of Window(s) )

Both in the first instance and upon all subsequent occasions, the windows coloured pink on the approved plan and elevations shall be glazed with obscured glass in a form sufficient to prevent external views and shall either be a fixed light or hung in such a way as to prevent the effect of obscure glazing being negated by reason of opening.

Reason -

To protect the amenity and privacy of the adjoining properties and in accordance with Policy H13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

5 - GN140 (Siting and Levels Approved on Site )

The precise siting and floor level of the development hereby approved shall be pegged out and agreed on site with the Local Planning Authority before any works whatsoever commence on the site. The development shall thereafter be carried out in accordance with the approved details.

Reason -

To ensure satisfactory relationship between the position and floor level of the development and that adjacent and in accordance with Policy H13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

6 - HW100 (Parking/Turning Provision )

The development hereby permitted shall not be brought into use until the access, turning space, garaging, cycle parking and bin stores shown on the approved plan have been constructed, and these shall thereafter be retained and kept available for those purposes at all times.

Reason -

In the interests of highway safety and in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

7 - LS020 (Landscaping Scheme to be Submitted )

No development shall take place until proposals for the landscaping of the site have been submitted to, and approved in writing by, the Local Planning Authority. The landscaping scheme shall include provision for landscape planting, the retention and protection of existing trees and other site features, walls, fencing and other means of enclosure and any changes in levels.

Upon approval:

a) the approved scheme shall be fully implemented with new planting carried out in the planting season October to March inclusive following occupation of the building(s) or the completion of the development whichever is the sooner, or in accordance with a timetable to be agreed in writing with the Local Planning Authority;

b) all planting shall be carried out in accordance with British Standards, including regard for plant storage and ground conditions at the time of planting;

c) the scheme shall be properly maintained for a period of 5 years and any plants (including those retained as part of the scheme) which die, are removed or become damaged or diseased within this period shall be replaced in the next planting season with others of a similar size and the same species, unless the Local Planning Authority gives written consent to any variation; and

d) the whole scheme shall be subsequently retained.

Reason -

In the interests of visual amenity, to ensure that the approved landscaping scheme is carried out at the proper times and to ensure the establishment and maintenance of all trees and plants in accordance with Policy BE2 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

8 - TR030 (Implementation of Details of Arboricultural Method Statement )

All works relating to the demolition/development with implications for trees shall be carried out as specified in the approved arboricultural report, and shall be supervised by an arboricultural consultant holding a nationally recognised arboricultural qualification.

Reason -

To prevent trees on site from being damaged during construction works and in accordance with Policy NE28 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

Informative Note(s)

1 - IN620 - Summary of Reasons for Decision

Town and Country Planning (General Development Procedure) (Amendment) Order 2003

The proposed development has been tested against the following policies of the Development Plan and, in the opinion of the Local Planning Authority, is not in conflict with the following policies:

a)The proposal will not affect the character and amenities of the area - Policies BE1and BE2

b)Residential Amenity will not be affected adversely - Policy H13

c)No protected or other significant trees will be affected - Policy NE27 and NE28

d)Recreation contribution agreed - Policy L17

e)A scheme of mitigation is being prepared to reduce harm to protect lowland heathlands in and around Poole - Policies NE15, NE16 and NE17

f)The proposals will not harm road safety - T13

2 - IN440 - Subject to Recreational/Open Space Contribution

This application and permission is subject to a requirement that a capital contribution is made towards recreational/open space provision, lowland heathland mitigation and modes of transport other than the car in accordance with the policies contained in the Poole Local Plan.

Voting 7 Grant, 0 Refuse, 2 Abstentions

P69.07PLANNING APPLICATIONS

The Committee considered Planning Applications set out in Schedule One of the Minutes and dealt with them as indicated therein.

P70.07DAVID STANILAND, SENIOR PLANNING OFFICER

The Head of Planning Design and Control Services advised the Committee that David Staniland would shortly be leaving the Borough of Poole.

Members thanked Mr Staniland for his work on behalf of the Borough and wished him every success in the future.

P71.07MATTERS FOR INFORMATION

The Committee noted the following Reports by the Head of Planning Design and Control Services:

(i)Appeals Lodged;

(ii)Appeal Decisions; and

(iii)Enforcement Action

CHAIRMAN

SCHEDULE 1

SCHEDULE TO THE MINUTES OF THE MEETING OF THE PLANNING COMMITTEE – 13 DECEMBER 2007

PLANNING APPLICATIONS

Item No:1

Case Officer:Miss C Standley

Site:18 - 20 York Road Broadstone BH18 8ET

Application No:07/14058/004/F

Date Received:18th September 2007

Agent:A B Design The Studio 17 Curlieu Road Oakdale Poole Dorset BH15 3RJ

Applicant:Mr C W Downs, Mr & Mrs Warner & Moorcross

Development:Demolish existing houses and erect 2 blocks of 7 flats (14 total) (12 x 2-bed and 2 x 3-bed). As amended by plans received 20/11/07 & 22/11/07.

Ward:O 150 Broadstone

In presenting this item, the Planning Officer indicated that this Application had overcome the objections to the previous Application refused on 30 March 2007.

Mr Fountaine, objector, expressed views, including:-

  • The Application, by virtue of its bulk, depth, density and extra car parking, was no improvement on the previous Application.
  • The building would be intrusive in the street scene.
  • There would be overlooking and the daylight to No. 16 would be reduced.
  • Car parking at the rear would be seen and exhaust fumes would be a health hazard to residents using their gardens.
  • It would be inconsistent to refuse planning permission at No’s 20-24 and approve No’s 18-20 York Road.

Mr Stack, Agent, expressed views, including:-

  • The principle of flats was established and supported by Policy H13.
  • The proposal respected the existing building line and there was sufficient space on either side of the building for it not to appear overbearing. The building had been designed to maintain the two storey character of the area with minimal overlooking of adjoining properties.

Ward Councillor Brooke expressed views, including:-

  • The proposal represented a significant increase in density.
  • 19 spaces for 14 flats could mean up to 72 additional car journeys. There was a traffic and parking issue with the site being close to a school and rush hour traffic.
  • Family homes were being knocked down to be replaced by flats which were inappropriate in the location.
  • The Application should be refused as inappropriate development.

Following discussion, having taken all representations into account, it was:

RESOLVED that planning permission be approved subject to (a) a Section 106 Agreement to secure:-

  1. A financial contribution of £15,864 (plus administration fee) towards the provision of recreational facilities in accordance with Policy L17 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State Direction September 2007).
  1. A financial contribution of £10,124 (plus administration fee) towards mitigating the harm to the SSSI protected Dorset Heathlands in accordance with the Dorset Heathlands Interim Planning Framework 2006-2009 and policies NE15, NE16 & NE17 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State Direction September 2007).
  1. A financial contribution of £12,000 (plus administration fee) towards promoting modes of transport other than the private car in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State Direction September 2007).

and (b) the following condition(s):-

1 - GN150 (Detailed Permission - Time Expiry 3 Years (Standard) )

2 - GN030 (Sample of Materials - Submission of Details Required (Standard) )

3 - GN090 (Obscure Glazing of Window(s) )

Both in the first instance and upon all subsequent occasions, the window(s) coloured green on the approved plans on the north east and south west elevation(s) of both blocks shall be glazed with obscured glass in a form sufficient to prevent external views and shall either be a fixed light or hung in such a way as to prevent the effect of obscure glazing being negated by reason of opening.

Reason -

To protect the amenity and privacy of the adjoining properties and in accordance with Policy H13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

4 - LS020 (Landscaping Scheme to be Submitted (Standard) )

5 - HW100 (Parking/Turning Provision )

The development hereby permitted shall not be brought into use until the access, turning space, vehicle parking and cycle parking shown on the approved plan have been constructed, and these shall thereafter be retained and kept available for those purposes at all times.

Reason -

In the interests of highway safety and in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

6 - HW200 (Provision of Visibility Splays )

Before the development hereby permitted is brought into use and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or any subsequent re-enactment thereof, the land hatched in orange as indicated on the approved plan(s) shall be cleared of all obstructions over 0.6 metres above the level of the adjoining highway, including the reduction in level of the land if necessary, and nothing over that height shall be permitted to remain, be placed, built, planted or grown on the land so designated at any time.

Reason -

In the interests of highway safety and in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

7 - HW110 (Cycle Provision (Standard) )

8 - HW210 (Building Operatives Parking (Standard) )

9 - TR030 (Implementation of Details of Arboricultural Method Statement (Standard))

10 - TR080 (Replanting of a Specified Number of Trees )

1 tree(s), of a size and species and in a location to be agreed in writing with the Local Planning Authority, shall be planted in accordance with BS3936 (Parts 1 and 4), BS4043 and BS4428 in the earliest planting season following implementation of this permission. The tree(s) shall be thereafter maintained for a period of five years including the replacement of any tree(s), or any tree(s) planted in replacement for it, which die, are removed or become damaged or diseased within this period with tree(s) of a similar size and of the same species, unless the Local Planning Authority gives written consent to any variation. The Local Planning Authority shall be notified in writing when the tree(s) have been planted so that compliance with the condition can be confirmed.

Reason -

In order to preserve the visual amenities which at present exist on the site and to ensure that as far as possible the work is carried to current best practice and in accordance with Policy NE28 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

Informative Note(s)

1 - IN620 - Summary of Reasons for Decision

Town and Country Planning (General Development Procedure) (Amendment) Order 2003