Agenda, decisions and minutes

Apologies for absence had been received from Councillors Fiona Hill and Michael Muir.

Having given due notice Councillor Val Shanley advised that he was substituting for Councillor Muir.

Councillor Martin Stears-Handscomb had apologised that he may arrive late for the meeting.

Apologies for absence had been received from Councillors Fiona Hill and Michael Muir.

Having given due notice Councillor Val Shanley advised that he was substituting for Councillor Muir.

Councillor Martin Stears-Handscomb had apologised that he may arrive late for the meeting.

To take as read and approve as a true record the minutes of the meeting of this Committee held on the 14 December 2017.

RESOLVED:  That the Minutes of the meeting of the Planning Control Committee held on 14 December 2017 be approved as a true record of the proceedings and signed by the Chairman.

RESOLVED:  That the Minutes of the meeting of the Planning Control Committee held on 14 December 2017 be approved as a true record of the proceedings and signed by the Chairman.

Members should notify the Chairman of other business which they wish to be discussed by the Committee at the end of the business set out in the agenda. They must state the circumstances which they consider justify the business being considered as a matter of urgency.

The Chairman will decide whether any item(s) raised will be considered.

There was no other business.

There was no other business.

Members are reminded that any declarations of interest in respect of any business set out in the agenda, should be declared as either a Disclosable Pecuniary Interest or Declarable Interest and are required to notify the Chairman of the nature of any interest declared at the commencement of the relevant item on the agenda. Members declaring a Disclosable Pecuniary Interest must withdraw from the meeting for the duration of the item.  Members declaring a Declarable Interest which requires they leave the room under Paragraph 7.4 of the Code of Conduct, can speak on the item, but must leave the room before the debate and vote.

(1)       The Chairman welcomes the Committee, officers, general public and speakers to this Planning Control Committee Meeting;

(2)       The Chairman announced that Members of the public and the press may use their devices to film/photograph, or make a sound recording of the meeting, but he asked them to not use flash and to disable any beeps or other sound notifications that emitted from their devices;

(3)       The Chairman reminded Members and speakers that in line with Council policy, this meeting would be audio recorded;

(4)       The Chairman advised that Members would be using hand held microphones and asked they wait until they had been handed a microphone before starting to speak;

(5)       The Chairman requested that all Members, officers and speakers announce their names before speaking;

(6)       The Chairman clarified that each group of speakers would have a maximum of 5 minutes. The bell would sound after 4 1/2 minutes as a warning, and then again at 5 minutes to signal that the presentation must cease; and

(7)       Members were reminded that any declarations of interest in respect of any business set out in the agenda should be declared as either a Disclosable Pecuniary Interest or Declarable Interest and were required to notify the Chairman of the nature of any interest declared at the commencement of the relevant item on the agenda. Members declaring a Disclosable Pecuniary Interest must withdraw from the meeting for the duration of the item.  Members declaring a Declarable Interest which required they leave the room under Paragraph 7.4 of the Code of Conduct, could speak on the item, but must leave the room before the debate and vote.

(1)       The Chairman welcomes the Committee, officers, general public and speakers to this Planning Control Committee Meeting;

(2)       The Chairman announced that Members of the public and the press may use their devices to film/photograph, or make a sound recording of the meeting, but he asked them to not use flash and to disable any beeps or other sound notifications that emitted from their devices;

(3)       The Chairman reminded Members and speakers that in line with Council policy, this meeting would be audio recorded;

(4)       The Chairman advised that Members would be using hand held microphones and asked they wait until they had been handed a microphone before starting to speak;

(5)       The Chairman requested that all Members, officers and speakers announce their names before speaking;

(6)       The Chairman clarified that each group of speakers would have a maximum of 5 minutes. The bell would sound after 4 1/2 minutes as a warning, and then again at 5 minutes to signal that the presentation must cease; and

(7)       Members were reminded that any declarations of interest in respect of any business set out in the agenda should be declared as either a Disclosable Pecuniary Interest or Declarable Interest and were required to notify the Chairman of the nature of any interest declared at the commencement of the relevant item on the agenda. Members declaring a Disclosable Pecuniary Interest must withdraw from the meeting for the duration of the item.  Members declaring a Declarable Interest which required they leave the room under Paragraph 7.4 of the Code of Conduct, could speak on the item, but must leave the room before the debate and vote.

To receive petitions and presentations from members of the public.

The Chairman confirmed that the 10 registered speakers and 2 Member Advocates (Councillors Dingley and Hunter) were present.

The Chairman confirmed that the 10 registered speakers and 2 Member Advocates (Councillors Dingley and Hunter) were present.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Outline planning application (all matters reserved except for access) for residential development of up to 279 dwellings and serviced land for a primary school with vehicular access; on-site 'Green Infrastructure' provision; pedestrian and cycle links; public open space; play area; car parking; drainage; landscaping; electrical sub-station and, ancillary works (as amended by plans and documents received on 8.7.2016; 24.10.16; 10.02.17 and 18.09.2017).

RESOLVED:

(1)       That application 16/00378/1 be GRANTED planning permission subject to the completion of a satisfactory Section 106 agreement and the conditions as set out in the report of the Development and Conservation Manager and the amended and additional conditions below.

Amended Condition 10 to read:

Prior to the commencement of above ground works of the development hereby approved any Traffic Regulation Orders (TROs) that may be required as part of improving the accessibility of the site must be secured in place, such as the likelihood of implementing the relocation of the 40 mph speed restriction signs along Baldock Road which shall be subject to the Speed Management Strategy criteria.

Reason: In the interests of highway safety, amenity and free and safe flow of traffic.

Amended Condition 15 to read:

No development shall commence until a foul water strategy has been submitted to and approved in writing by the Local Planning Authority. This strategy should evidence that all relevant statutory bodies have been consulted. No dwellings shall be occupied until the works have been carried out in accordance with the foul water strategy so approved unless otherwise approved in writing by the Local Planning Authority.

Reason: To prevent environmental and amenity problems arising from flooding.

Additional Condition 18 to read:

A.      No development shall take place/commence until an Archaeological Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of archaeological significance and research questions; and:

1.      The programme and methodology of site investigation and recording;

2.      The programme and methodology of site investigation and recording as required by the archaeological evaluation;

3.      The programme for post investigation assessment;

4.      Provision to be made for analysis of the site investigation and recording;

5.      Provision to be made for publication and dissemination of the analysis and records of the site investigation;

6.      Provision to be made for archive deposition of the analysis and records of the site investigation;

7.      Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation.

B       The development shall take place/commence in accordance with the programme of archaeological works set out in the Written Scheme of Investigation approved under condition (A).

C       The development shall not be occupied/used until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis and publication where appropriate.

Reason: To safeguard the archaeological record.

(2)       If the Section 106 agreement is not completed by 30 March 2018 (or any later date agreed with officers) application 16/00378/1 be REFUSED planning permission on the grounds of no satisfactory Section 106 agreement such that would be necessary to mitigate the impacts of the development..

Councillor Hunter returned to the Committee.

Outline planning application (all matters reserved except for access) for residential development of up to 279 dwellings and serviced land for a primary school with vehicular access; on-site 'Green Infrastructure' provision; pedestrian and cycle links; public open space; play area; car parking; drainage; landscaping; electrical sub-station and, ancillary works (as amended by plans and documents received on 8.7.2016; 24.10.16; 10.02.17 and 18.09.2017).

Prior to commencement of the item Councillor Tony Hunter declared a Declareable Interest in that he had previously spoken on a number of occasions against any further development of this site. He advised that he would withdraw from the Committee and take no part in the debate and vote. He would however act as a Member Advocate, speaking in objection to the application, after which he would leave the room for the remainder of the item

Councillor Hunter left the body of the Committee and joined the registered speakers.

The Area Planning Officer (RT) advised Members that there were a number of updates to the report as follows:

Condition 10

Condition 10, as per the report stated that Traffic Regulation Orders must be secured prior to commencement of development.

The applicant had requested that the Highway Authority consider relaxing this trigger to occupation of the development.

. 

Following late in the day discussions, the Highway Authority had agreed a compromise such that the completion of slab level was the relevant trigger for the implementation of the TROs. 

Condition 10 had therefore been amended to read:

Prior to the commencement of above ground works of the development hereby approved any Traffic Regulation Orders (TROs) that may be required as part of improving the accessibility of the site must be secured in place, such as the likelihood of implementing the relocation of the 40 mph speed restriction signs along Baldock Road which shall be subject to the Speed Management Strategy criteria.

Reason: In the interests of highway safety, amenity and free and safe flow of traffic.

Condition 18

The standard archaeological condition should be added as Condition 18 to read:

A.      No development shall take place/commence until an Archaeological Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of archaeological significance and research questions; and:

1.         The programme and methodology of site investigation and recording;

2.         The programme and methodology of site investigation and recording as required by the archaeological evaluation;

3.         The programme for post investigation assessment;

4.         Provision to be made for analysis of the site investigation and recording;

5.         Provision to be made for publication and dissemination of the analysis and records of the site investigation;

6.         Provision to be made for archive deposition of the analysis and records of the site investigation;

7.         Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation.

B       The development shall take place/commence in accordance with the programme of archaeological works set out in the  ...  view the full minutes text for item 108.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

New roundabout and access from the A505 to serve residential development.

RESOLVED:

(1)       That, following a grant of planning permission of application for reserved matters of Phase 1 of the development, the Development and Conservation Manager be authorised to GRANT planning permission in respect of application 17/02470/1, subject to the conditions and reasons contained in the report.

This resolution is valid for the period up to and including the period during which the reserved matters application for approval of reserved matters is being considered and determined.

(2)       That, if the applicant does not extend the statutory expiry date to a date specified by the Local Planning Authority to allow time for the application for approval of reserved matters for Phase 1 to be determined, then the Development and Conservation Manager be authorised to make a decision that in respect of application 17/02470/1 planning permission can be refused.

(3)       That, if the application for approval of reserved matters for Phase 1 is refused, the Development and Conservation Manager be authorised to make a decision in respect of application 17/02470/1 planning permission can be refused.

New roundabout and access from the A505 to serve residential development.

The Senior Planning Officer (NR) advised that there were a number of corrections and updates to the report as follows:

Corrections to the Report

The description on the agenda front pages should read:

New roundabout and access from the A505 to serve residential development.

The reason for referral to Committee should read:

This application is for operational development on a site under 1Ha. Therefore the application can be determined under delegated powers. However, officers are seeking a resolution from Members for the reasons set out on Paragraph 4.2.4 below.

Updates

Written confirmation had been received from the Highways Operations & Strategy Group Manager, Northern Herts, Hertfordshire County Council as follows:

“Reading the below I understand you require confirmation that HCC will be prepared to progress the Section 278 process on the basis of a committee resolution to grant permission.

I can confirm HCC Highways are happy to proceed with drawing checks and the preparation of a draft Section 278 highways agreement in relation to Application No.17/02470/1 but not to sign and seal the agreement until all reserved matters to outline conditional permission No.14/02485/1 are approved.  I should of course point out that any work carried out, along with any associated fees, would be at the applicant’s risk should it turn out to be abortive work.”

Comments had also bee received from the Senior Historic Environment Advisor, Archaeology as follows:

This proposal concerns the formation of a roundabout and access to a site which was the subject of planning application 14/02485/1 for residential development.

When commenting on that planning application this office recommended a programme of pre-determination archaeological investigations followed by further investigation by condition.

The results of both phases of archaeological investigation revealed heritage assets of low significance dating from the post-medieval period onwards.

In this instance therefore, we have no comment to make upon the proposal.”

Summary

·                This was a slightly complex resolution therefore the explanation made in paragraph 4.2.4 of the report should be reiterated;

·                The application was for operational development on an area of land below 1Ha, therefore, technically, the application could be determined under delegated authority;

·                However, outline planning permission was granted in 2016 for residential development with all matters reserved, including access. Although access was discussed in detail at the outline application stage and it was agreed that it should be off the A505 not Newmarket Road;

·                The reserved matters applications would be submitted in phases; 

·                A phasing plan had been approved;

·                A reserved matters application had been submitted for Phase 1 for all matters including access. This application was under consideration and would be referred to Planning Control Committee in due course;

·                It was not considered appropriate to determine this application for the roundabout and access under delegated powers as this could be seen to be predetermining Members decision on the reserved matters application;

·                The Applicants had requested that this application for the roundabout be determined so that they could move forward with their  ...  view the full minutes text for item 109.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Three storey residential development comprising of 8 x 2 bed flats with associated parking and bin store following demolition of existing dwelling and garage.

RESOLVED: That application 17/02482/1 be GRANTED planning permission, subject to the conditions and reasons set out in the report of the Development and Conservation Manager and the additional conditions and reasons below.

Additional Condition 7 to read:

Details and/or samples of materials to be used on all external elevations and the roof of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced and the approved details shall be implemented on site.

Reason: To ensure that the development will have an acceptable appearance which does not detract from the appearance and character of the surrounding area.

Additional Condition 8 to read:

Prior to the commencement of the development hereby approved, a scheme setting out how domestic waste will be put out and collected shall be submitted to and approved in writing by the LPA.

Reason: To clarify how domestic waste from the development will be managed on collection days.

Additional Condition 9 to read:

Prior to the commencement of the development hereby approved, details of dedicated pedestrian access to Barkway Street shall be submitted to and approved in writing by the LPA.

Reason: To facilitate improved pedestrian access to the town centre.

Three storey residential development comprising of 8 x 2 bed flats with associated parking and bin store following demolition of existing dwelling and garage.

Councillor John Bishop advised that he had supported the request of the Parish Council that this application be called in as he felt there was enough merit to require examination by the Committee. He had not however yet formed an opinion regarding this application.

The Area Planning Officer (RT) presented the report of the Development and Conservation Manager, supported by a visual presentation consisting of plans, drawings and photographs of the site.

The Area Planning Officer advised Members that there were a number of corrections to the report as follows:

Paragraph 2.1 – National Planning Policy Framework

The following to be added:

Section 12 – Conserving and enhancing the historic environment.

Paragraph 2.4 – North Hertfordshire District Local Plan 2011 - 2031

The following to be added:

HE1 Designated Heritage Assets

Paragraph 4.4.1 - Conclusion

Change the number 8 to 7 in the final sentence and the following sentence to be added to the end of the paragraph:

The application site is just within the Royston Conservation Area. However, given the existing 1960’s bungalow I am firmly of the view that the carefully considered and architecturally appropriate scheme before you would represent a marked improvement in the character of the area whilst also delivering an additional 7 dwellings.

Paragraph 6.0 - Recommendation

An additional Condition 7 to be added to read:

Details and/or samples of materials to be used on all external elevations and the roof of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced and the approved details shall be implemented on site.

Reason: To ensure that the development will have an acceptable appearance which does not detract from the appearance and character of the surrounding area.

Councillor Sarah Dingley, Member Advocate, thanked the Chairman for the opportunity to address the Committee in objection to application 17/02482/1.

Councillor Dingley informed Members that the site was a large bungalow that was ripe for development.

It was close to town centre amenities and transport routes, however she wished Members to consider the effect that the development would likely have on neighbours.

Loss of Privacy

The extension of this building to three storeys with 5 windows caused concern that this would intrude on neighbour’s privacy.

The proposed development would also remarkably close at only be 2 metres away from neighbours at it closest point.

Access

The access point would be through a gap of approximately 4 metres which was at an awkward angle on a narrow and difficult bend.

There would potentially be a further 10 cars accessing the main road at peak times in addition to those of the 25 houses in the road which could affect the traffic flow.

The exit was at an incline and on a blind corner therefore visibility could cause a problem.

Councillor Dingley welcomed Condition 4 and  ...  view the full minutes text for item 110.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Erection of 4 x 3 bed dwellings with creation of new vehicular access off of Lucas Lane (amended by plans received 26/10/2017).

RESOLVED: That application 17/01807/1 be GRANTED planning permission, subject to the conditions and reasons set out in the report of the Development and Conservation Manager.

Erection of 4 x 3 bed dwellings with creation of new vehicular access off of Lucas Lane (amended by plans received 26/10/2017).

The Area Planning Officer (RT) advised that there was a correction needed to the report as follows:

Paragraph 2.4

The following to be added:

HE1 Designated Heritage Assets

The Area Planning Officer presented the report of the Development and Conservation Manager, supported by a visual presentation consisting of plans, drawings and photographs of the site.

Mt Justin McCarthy and Parish Councillor David Short thanked the Chairman for the opportunity to address the Committee in objection to application 17/01807/1.

Mr McCarthy informed Members that sustainability meant ensuring better lives not worse lives for future generations.

This development did not meet the threshold for sustainability as it failed a number of core policies in the NPPF and therefore should not be allowed on this form for the following reasons:

·                The building was over large and dominant;

·                The poor quality of design did not protect or enhance the Ashwell Conservation Area and therefore would be harmful to its significance;

·                The development would be harmful to the significance  of the other listed building this part of the Conservation Area;

·                The development would be harmful to the natural environment as it would result in the unnecessary removal of hedgerows and endanger the remaining hedgerows and trees;

·                The certain reduction of parking along Lucas Lane and the lack of visitor parking would have a negative effect on resident’s amenity of the playing field;

·                As a small development it would have limited public benefit in terms of increasing housing numbers.

It failed the core principle of Paragraph 17 of the NPPF which stated that decision taking should not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance and improve the places in which people live their lives.

This development did not do this and it could be done better and with less impact and harm.

This development did not respond to the intrinsic character of the countryside and did not deliver high quality design in a rural setting.

It did not conserve heritage assets in a manner appropriate to their significance so that they can be enjoyed for their contribution to the quality of life of this and future generations.

In terms of design it failed Paragraph 64 which stated that Permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.

In heritage terms it also failed Policies 132,134 and 137 as the development would be harmful to the Ashwell Conservation Area and failed to enhance it.

This was not an objection from the point of view of nimbyism, but it was important to ensure that, if development took place, that it was of the highest quality and standards, that it was as good as it could be, that it met the sustainability test of the NPPF and did  ...  view the full minutes text for item 111.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Reserved Matters application for the approval of the external appearance of outline application 16/02012/1 granted 31/07/2017 for the development of 19 residential dwellings together with associated vehicular access and parking following demolition of existing commercial buildings

RESOLVED: That application 17/02628/1 be GRANTED reserved matters approval, subject to conditions and reasons set out in the report of the Development and Conservation Manager.

Reserved Matters application for the approval of the external appearance of outline application 16/02012/1 granted 31/07/2017 for the development of 19 residential dwellings together with associated vehicular access and parking following demolition of existing commercial buildings.

The Area Planning Officer (TR) presented the report of the Development and Conservation Manager, supported by a visual presentation consisting of plans, drawings and photographs of the site.

Members asked for clarification regarding parking, construction and turning circles provided for emergency vehicle access.

The Area Planning Officer advised that the outline planning permission had a construction management plan condition attached and that the access provisions, including turning circle for service vehicles had been agreed at the outline stage. This application related purely to the appearance of the dwellings.

RESOLVED: That application 17/02628/1 be GRANTED reserved matters approval, subject to conditions and reasons set out in the report of the Development and Conservation Manager.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Erection of 6 detached five bed dwellings including creation of new vehicular access off of Hitchin Road following demolition of existing dwelling.

RESOLVED: That application 17/02466/1 be GRANTED planning permission, subject to conditions and reasons set out in the report of the Development and Conservation Manager.

Erection of 6 detached five bed dwellings including creation of new vehicular access off of Hitchin Road following demolition of existing dwelling.

The Area Planning Officer (TR) advised that an amended landscaping plan had been submitted to include a 1.8m high close boarded fence along the northern boundary. 

The Area Planning Officer presented the report of the Development and Conservation Manager, supported by a visual presentation consisting of plans, drawings and photographs of the site.

Mr John Wilkins thanked the Chairman for the opportunity to address the Committee in objection to application 17/02466/1.

Mr Wilkins informed Members that he wished to object to the application in its current form.

As had been noted in the pre-application advice, the Green Belt boundary would need to be moved to facilitate the building of six substantial 5 bedroomed houses.

One third of the whole site lay within the Green Belt as designated by the current proposals map of the Local Plan with alterations 1996 (saved Policies 2007).

Any residential development on the Green Belt proportion of this site would be considered inappropriate development and therefore contrary to the Green Belt Policy.

Following representations by the site owners, it now appeared that this was regarded as an anomaly by the Council.

The original residential curtilage of Glayfada comprised of approximately one acre and subsequently the corner of an adjacent field of approximately half acre was added.

The additional land was absorbed in to the garden area and a line of conifers were planted along the southern boundary of the whole site. It was this adjacent field that was in the Green Belt.

This was discussed during a site visit attended by the Area Planning Officer and Phillips Planning Consultants last summer, when no visual evidence of the Green Belt boundary could be found and it was proposed that the boundary of the Green Belt be changed to follow the line of the trees along the southern boundary of the application site.

There was evidence of the current Green Belt boundary on the Land Registry Plan for title HD479626, the application site.

Mr Wilkins advised that when he became aware that the emerging Local Plan proposed an amended Green Belt boundary he sought urgent information regarding the proposal to move the boundary from the Council to which he had not yet received a reply.

He contended that the Green Belt boundary should not be changed to accommodate this development in its present form.

Further objections had been raised by the owners of the adjacent properties as follows:

·                The first floor balcony planned for Plot 3, which overlooked the gardens of Kurinji and the Reddings, would result in a loss of privacy;

·                The large first floor window of Plot 4, which overlooked the garden of the Reddings would result in a loss of privacy;

·                Plots 3 and 4 were also much closer than the existing house to the eastern boundary, which was adjacent to the above properties.

Mr Wilkins summarised by stating that the proposed  ...  view the full minutes text for item 113.

RESOLVED: That Councillor Tony Hunter be elected as Chairman of the Planning Control Committee for the duration of the next item on the agenda.

Councillor Barnard advised that he would be declaring an interest regarding the next item on the agenda and asked for nominations for a Chairman to chair this item.

It was proposed, seconded and

RESOLVED: That Councillor Tony Hunter be elected as Chairman of the Planning Control Committee for the duration of the next item on the agenda.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Demolition of partially constructed dwelling and associated garage and erection of 2 dwellings with associated access, parking, gardens and partial rebuilding of existing garden wall.

RESOLVED: That, subject to the deletion of Condition 6 and the renumbering of subsequent conditions, application 17/02025/1be GRANTED planning permission, subject to conditions and reasons set out in the report of the Development and Conservation Manager.

Councillor David Barnard returned to the room and resumed the Chair.

Demolition of partially constructed dwelling and associated garage and erection of 2 dwellings with associated access, parking, gardens and partial rebuilding of existing garden wall.

Prior to commencement of the item Councillor David Barnard (Chairman) declared a declareable interest as he was a board member of North Herts Homes. He advised that he would take no part in the debate or vote on this item and left the room.

Councillor Tony Hunter took the Chair

The Senior Planning Officer (KP) advised that Conditions 5 and 6 were identical in the report therefor Condition 6 would be omitted and the subsequent conditions be renumbered accordingly.

There was one update to the report in that an email had been received from the owner of Japanese Garden in which the summary read:

I would like to reiterate my concerns and objection to the proposed scheme for all the valid reasons previously outlined both now and in the past in connection with the Node:

•        The damage to the historic character and parkland setting of the Node, the walled garden and Grade II Listed Peach House;

•        The damage to the openness of the Green Belt contrary to National Planning Policy Framework Sections 7, 9, 11 and 12;

•        The impact on the existing orchard and the apparent failure to acknowledge or respect the UK Traditional Orchards habitat Action Plan in compliance with the National Planning Policy Framework;

•        The potential impact on existing trees by the proposed location and construction of new buildings which is both unnecessary and avoidable and contrary to the recommendations set out in BS: 5837: 2012;

•        The impact on existing mature trees by the proposed subdivision of land and the insensitive location of proposed new planting within the root protection area of a BS: 5837: 2012 Category A1 mature oak tree. In arboriculture and landscape terms this proposal is farcical. 

The Area Planning Officer presented the report of the Development and Conservation Manager, supported by a visual presentation consisting of plans, drawings and photographs of the site.

Ms Katharine Gillings thanked the Chairman for the opportunity to address the Committee in objection to application 17/02025/1.

MsGillings informed Members that she owned Japanese Garden and was a professional Landscape Architect.

She drew attention to impact on the trees by the new buildings and the road.

The report stated that these matters could be dealt with later but this was not the case as excavations, provision of the road, the layby and services would have an impact on the root protection area of the trees.

The report referred to root pruning, canopy pruning and other work necessary, however this work was not necessary as the road could be relocated so as not to affect the trees, which were mature trees of high quality.

The mature grade one oak tree already had a trench dug through the root protection area and a laurel hedge planted in it, which was contrary to British Standard.

This scheme proposed removing the laurel hedge  ...  view the full minutes text for item 115.

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

RESOLVED: That the report entitled Planning Appeals be noted.

The Area Planning Officer (TR) presented the report of the Development and Conservation Manager entitled Planning Appeals and drew attention to the following:

The appeal decision regarding land to the south of Bendish Lane and adjacent to 2-12 Cresswick, Whitwell was an amended decision issued by the Planning Inspectorate as there was an error regarding one of the conditions.

Members queried whether the application for costs regarding this application had been decided.

The Area Planning Officer advised that they were awaiting the result.

The Chairman advised that the Gladman application at Offley was proposed to be heard by a public enquiry on 29 May 2018.

Members queried whether an appeal had been lodged regarding the CALA homes decision

The Area Planning Officer advised that he understood that there was an appeal and the intention was to report this to the next meeting of the Committee.

RESOLVED: That the report entitled Planning Appeals be noted.