NORTH AREA COMMITTEE

UPDATE SHEET

21 APRIL 2005

Item 4.2 Minutes of site meetings held on 18th Aprl 2005	copy Minutes attached
Item 5.1 04/P/2594/O Gordano Valley Riding Centre, Moor Lane, Clapton-in-Gordano	Consultations The applicant has submitted a flood risk assessment and the Environment Agency has confirmed that this is acceptable in principle and that a condition should be imposed requiring more details at the reserved matters stage. The second refusal reason can therefore be deleted. Correspondence from the applicant The applicant’s agent has submitted additional information in an attempt to justify that there are very special circumstances that outweigh the harm caused by this appropriate development in the Green Belt: 1. The existing indoor school is dilapidated and dangerous. 2. The Department for Environment, Food and Rural Affairs (DEFRA) supports such proposals. 3. The site provides local recreational facilities and serves a wide customer base. 4. There is demand for the facility that presently can’t be met (the nearest equivalent facility is 15 miles away). 5. An indoor school is required for beginners and people with special needs so that ponies are not frightened or distracted by sudden noise/movement. 6. The welfare of the horses and ponies is frequently significantly compromised when there is prolonged rain, and or unusually high temperatures. This can be avoided by working the horses and ponies in an indoor school. 7. There will be little impact on the openness of the Green belt, as there is an existing high hedge and buildings two of the other sides. The site will be tidied up and repaired to the satisfaction of the Council under a s106 obligation. 8. The Chessington case is almost identical to this case, whereas the case cited by officers is not. 9. There are other riding schools in the locality/in the Green Belt with riding arenas of this scale. Officers’ comments It is not considered that the above constitutes very special circumstances that outweigh the harm caused by this inappropriate development in the Green Belt. The applicants cite a decision by the Secretary of State for a similar case at Chessington as being a material consideration. However, although the ‘very special circumstances’ accepted in that case included some of the above issues, the more compelling issue was that the Secretary of State accepted that there were no alternative sites in the locality that were not constrained by Green Belt. In this case, the applicants have not shown that there are no alternative sites outside the Green Belt that would be suitable for such development. Amendment to Recommendation: Delete Refusal reason 2.
Item 5.2 04/P/2418/O Gordano Valley Riding Centre, Moor Lane, Clapton-in-Gordano	Consultations The applicant has submitted a flood risk assessment and the Environment Agency has confirmed that this is acceptable in principle and that a condition should be imposed regarding floor levels. Recommended condition 8 will cover this point. Amendment to proposal: The applicant now wishes to retain 20% of the existing indoor arena and refurbish it for use as a store for tractors and machinery presently stored in the open. Officers’ comment The demolition of the majority of the indoor arena will be of benefit to the openness of the Green Belt. Provided that the details are acceptable, there is no objection in principle to the retention and renovation of a small part of the arena. Amendment to recommendation: Point (1) of the recommendation regarding the Environment Agency has been addressed and can be deleted. Amendment to condition 9: After ‘until’, first line, insert ‘no less than 80% of’. After ‘2004)’, last line add ‘ – in accordance with plans and specifications to be submitted to and approved by the Local Planning Authority.’ Additional Condition: 16. No development shall commence until plans and specifications showing the retention and conversion of no more than 20% of the indoor riding school for use as an ancillary store have been submitted to and approved in writing by the Local Planning Authority. The works shall not take place except in accordance with the approved details. Reason: The Local Planning Authority wishes to retain control over the appearance of the structure in order to enhance the character of the landscape, and protect the openness of the Green Belt and the living conditions of residents and in accordance with policies CON/1 and GRB/3 of the North Somerset Local Plan.
Item 5.4 05/P/0322/RG3 Gordano School, St Mary's Road, Portishead	Correspondence from the applicant The applicant has confirmed that should the Members consider the proposed additional car parking provision to the east of the existing Sports Hall to be unacceptable and result in the determination of this particular application from being delayed, then under such circumstances he would wish that this part of the proposal which comprises a total of 27 spaces be deleted from the application. The appropriate amended plans showing the deletion of the car park would follow within a couple of days of the meeting to enable the decision letter to be issued without delay to the wider school plans. Officer Response: The report has concluded that the proposed car parking provision to the east of the existing Sports Hall will not impact adversely upon the living conditions of nearby /neighbouring residential properties. Should the Members however wish to see this car park omitted then it is requested that Officers be given the delegated authority to issue the decision letter immediately following the receipt of satisfactory amended plans. Amendment to recommendation Further to concern regarding existing and proposed lighting it is considered appropriate to recommend the following revised wording to condition 6 together with the an additional condition number 18 as set out below: Condition 6: No development shall take place until a scheme for external site lighting has been submitted to and approved in writing by the Local Planning Authority. The lighting scheme, which shall include re-appraisal of all existing external lighting needs on the site and details of all lighting modifications considered necessary by an approved lighting engineer, shall include plans/details of (a) all columns and luminaires whether free standing or mounted on buildings, (b) the proposed average maintained luminance levels at ground level, (c) a lighting contour plan to show lux levels at the boundary with existing residential property and (d) an annual program of maintenance works that is to be carried out by a qualified lighting engineer. No additional external lighting shall be provided at the site except in accordance with the approved scheme. Reason: To ensure that the type and location of all external lighting is acceptable on visual amenity grounds and in accordance with Policy ENV/2 of the North Somerset Local Plan. Condition 18: The approved external lighting for the site shall be installed and operated so that the level of illumination when measured in a horizontal plan at ground level shall not exceed the lux levels shown on the approved plans/detail submitted in respect of condition number 7. Thereafter, the agreed lighting specification shall be inspected by an approved lighting specialist every 12 months and adjusted as necessary to comply with the requirements of condition number 7. The result of the annual inspection
	shall be notified in writing to the Local Planning Authority. Reason: To ensure the agreed lighting is correctly installed in the interests of the living conditions enjoyed by nearby residents and in accordance with Policy ENV/2 of the North Somerset Local Plan. Other issues Following the drafting of the report the following issues have been given consideration: Recycling The school fully supports recycling and is actively considering ways in which the necessary resources and on site provisions can be accommodated within the site. It is not however considered necessary to recommend a condition since the Council has a responsibility to promote the provision of such facilities within its own sites. Sustainable Construction The Council’s energy advisor has been involved in the development of the detailed design and has reviewed the school’s proposals and where appropriate has advised on energy use and materials. In addition the applicant’s agent has engaged their own internal company sustainability advisors who will be monitoring the proposals as they develop to ensure that the performance of the existing and proposed buildings are improved. Sprinkler Systems The new buildings in the current scheme have been designed to the relevant fire safety requirements of Part B of the Building Regulations and therefore, have not incorporated sprinkler systems. However, the applicant's agent is aware that the use of sprinklers can significantly add to the life safety of occupants of school buildings. The applicant's agent has been asked by the Council’s Education Directorate to develop the master plan for the site and will be actively considering the use of sprinkler systems for any further new buildings on the site.
Item 5.5 05/P/0519/F Charlcombe Rise, Portishead	Letters received A letter has been recovered from a local resident objecting to the proposal on the grounds that the revised scheme has a minimal effect on the side elevations and does not change the overall scale and character of the dwelling. Portishead and North Weston Town Council “Recommend refusal. The Town Council consider that the dwelling should be built in accordance with the original planning permission.” Weston-in-Gordano Parish Council “The principles of planning as passed should be enforced and should not be given carte blanche to alter the height. It appears from the existing application it has been built too high and the reduction does not bring it down to the planning approval. The Councillors have strong feelings about dwellings being built higher than the original drawings.”
Item 5.6 05/P/0320/F The Groves, Cross Lane, Easton-in-Gordano	Additions to conditions 2 and 7 Condition 2, add: "All waste shall be stored and disposed of in accordance with the approved scheme." Condition 7, add: "The approved scheme shall be fully implemented prior to first use of the building."
Item 5.8 05/P/0523/RG3 St Peter's School, Hallets Way, Portishead	Letters received Portishead and North Weston Town Council “Recommend refusal. In view of the difficulties faced by residents in Forester Road and Hallets Way, condition 7 of 04/P/1896/RG3 should be retained and the parking/traffic management arrangements within the site be re-modelled”.
Item 5.13 04/P/3331/F and 04/P/3332/F former Council depot, Brampton Way, Portishead	Matter referred from Planning and Regulatory Committee of 13th April 2005 Update report – see attached.