Contact: Sue Efford

Direct Dial: (01275) 884244

E-mail: sue.efford@n-somerset.gov.uk

Date: 1st April 2003

Dear Sir or Madam

Planning and Regulatory Committee

Wednesday 9th April 2003, 2.30 p.m., New Council Chamber, TOWN HALL

A meeting of the Committee will take place as indicated above. The agenda is set out overleaf.

Members are requested to retain the report of the Director of Development and Environment for use at site inspections, where appropriate.

Yours faithfully

Solicitor to the Council

To: Members of the Committee

Councillors:

Anthony Lake (Chairman), Felicity Baker (Vice-Chairman), Elfan Ap Rees, Peter Burden, John Clark, Bob Cook, Alan Cotton, John Daws, Glyn Duck, Peter Goulbourn, Alan Hockridge, Greta Lewis, Michael Nobes, Hugh Parsons, David Shopland, Patrick Taylor, Barry Walters, John Wiltshire, Deborah Yamanaka

All other Members of the Council (for information)

AGENDA

1 Public Speaking at Planning Committee (Standing Orders 17 & 17A)

To receive and hear any person who wishes to address the Committee. The Chairman will select the order of the matters to be heard. Each speaker will be limited to a period of five minutes for public participation on non-planning matters (up to a maximum of 30 minutes) and three minutes for the applicant/supporters and three minutes for objectors on a planning application (up to a maximum of 30 minutes).

2 Apologies for Absence and Notification of Substitutes

3 Declarations of Interest by Members

4 Minutes of the Meeting held on 12th March 2003 - to be confirmed as a correct record and signed by the Chairman (page 4)

5 Matters referred by the Council, the Executive or other Committees

See item 6 below for references from the area committees.

6 Report of the Director of Development and Environment

6.1 02/P/2073/F – Change of use of agricultural land to sports/recreation use. Formation of 3 No full size and 2 No half size sports pitches. Erection of new clubhouse to provide changing facilities and social area. Construction of new access to Manmoor Lane and parking area at Manmoor Lane, Clevedon (Reference from NAC 12/12/02 deferred by P&R 05/02/03) (page 8)

6.2 02/P/2753/F – Alterations and extensions to existing dwelling to include partial demolition and roof alterations and construction of terraced area at Lime Breach, Cadbury Camp Lane, Tickenham (Reference from NAC 13/03/03) (page 18)

6.3 03/P/0047/F – Demolition of existing bungalow and erection of new two storey dwelling at Garth, Tower House Lane, Wraxall (Reference from CAC 13/03/03) (page 27)

6.4 02/P/1815/F – Proposed change of use from a hotel to seven self contained flats at the Penylan Hotel, 5 Paragon Road, Weston-super-Mare (Reference from WAC 19/03/03) (page 35)

6.5 Draft Planning Enforcement Policy (page 43)

7 Report of the Executive Member for the Environment, Community and Youth

7.1 Local Access Forum – Appointment of Members (page 63)

8 Urgent Business permitted by the Local Government Act 1972

Any item of business which the Chairman is of the opinion should be considered at the meeting as a matter of urgency by reason of special circumstances (to be specified in the Minutes). For a matter to be considered as an urgent item, the following question must be addressed:

"What harm to the public interest would flow from leaving it until the next meeting?" If harm can be demonstrated, then it is open to the Chairman to rule that it be considered as urgent. Otherwise the matter cannot be considered urgent within the statutory provisions.

EXEMPT ITEMS

Should the Committee wish to consider a matter as an Exempt Item, the Committee will be invited to pass the following resolution –

“(1) That the press, public, and officers not required by the Members, the Chief Executive or the Director, to remain during the exempt session, be excluded from the meeting during consideration of the following item of business on the ground that its consideration will involve the disclosure of exempt information as defined in Section 100I of the Local Government Act 1972.”

Also, if appropriate, the following resolution should be passed –

“(2) That members of the Council who are not members of this Committee be invited to remain.”

MOBILE PHONES, PAGERS AND SIMILAR CALLING DEVICES

All persons attending this meeting are requested to turn off these devices in accordance with the Council’s statement concerning disturbance caused by such apparatus. The Chairman may approve an exception to this request in special circumstances.

EMERGENCY EVACUATION PROCEDURE

ON HEARING THE ALARM – (a continuous two tone siren)

Leave the room by the nearest exit door. Ensure that windows are closed.

Last person out to close the door.

DO NOT stop to collect personal belongings.

DO NOT use the lifts.

FOLLOW the green and white exit signs and make your way to the assembly point.

DO NOT re-enter the building until authorised to do so by the Fire Authority.

GO TO ASSEMBLY POINT D – THE CAR PARK OPPOSITE MAIN RECEPTION

The agenda conference

The Chairman, Vice-Chairman and Officers.

The agenda conference will be held on Tuesday 8^th April 2003 at 11.30 a.m. in the Conference Room, Floor 2, Somerset House.

Item 4

MINUTES

OF THE MEETING OF THE

Planning and Regulatory Committee

Wednesday 12th March 2003

HELD AT THE TOWN HALL, WESTON-SUPER-MARE, SOMERSET.

Meeting Commenced: 2.30 p.m. Meeting Concluded: 3.19 p.m.

PRESENT: Councillors Anthony Lake (Chairman), Felicity Baker (Vice-Chairman), Elfan Ap Rees, Peter Burden, John Clark, Alan Cotton, John Daws, Glyn Duck, Peter Goulbourn, Ann Harley (substitute for Councillor Bob Cook), Alan Hockridge, Greta Lewis, George Morris (substitute for Councillor Barry Walters), Michael Nobes, Ian Porter (substitute for Councillor Hugh Parsons), David Shopland, Patrick Taylor, John Wiltshire, Deborah Yamanaka

APOLOGIES FOR ABSENCE: Councillors Bob Cook, Hugh Parsons and Barry Walters.

PAR 74

Minutes of the Meeting of the Planning and Regulatory Committee held on 5th February 2003 (Agenda Item 4)

RESOLVED: that the minutes of the meeting held on 5th February 2003 be approved as a correct record and signed by the Chairman.

Error! Reference source not found. 75

Minutes of the Licensing Sub-Committee held on 30th January 2003 (Agenda Item 5)

RESOLVED: that the minutes of the meeting held on 30th January 2003 be noted.

Error! Reference source not found. 76

Application Nos. 01/P/1421/F and 01/P/1848/F - Erection of 214 residential dwellings with associated roads and parking at Weston-super-Mare Football Club, Winterstoke Road, Weston-super-Mare (Agenda Item 7.1)

The Committee considered a report of the Acting Director of Development and Environment recommending approval of these applications which would involve the existing buildings to be demolished and replaced with a high density housing development. The application had been recommended for refusal by the West Area Committee.

The Committee was advised of additional information and a draft amended plan, details of which are set out on the update sheet inserted in the Minute Book.

RESOLVED: that subject to a legal agreement to secure the following:

i) Contribution towards the education needs arising from the development,

ii) Contributions to cover maintenance of special surfaces/lamp posts etc.

iii) Provision of public open space/facilities and funds to secure their maintenance both on site and elsewhere in the locality,

iv) Outright Provision of 9 affordable apartments to act as an extension of the adjoining Thackeray House and other contributions to the equivalent of 20% provision.

v) Provision of additional car parking spaces.

vi) No development to commence on this site until the contract has been let and works to provide the replacement facility have commenced on the Westlands Sports Ground (approved at the June meeting of the West Area Committee under Ref; 01/P/1445/F).

applications 01/P/1421/F and 01/P/1848/F be APPROVED subject to the following conditions:

1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission.

2. No development shall be commenced until samples of materials have been submitted to and approved by the Local Planning Authority.

3. No development shall take place until details of a landscaping scheme have been submitted to and approved by the Local Planning Authority.

4. All works comprised in the approved details of landscaping shall be carried out during the months of October to March inclusive following occupation of the dwellings or completion of the development whichever is the sooner.

5. Trees, hedges and plants shown in the landscaping scheme to be retained or planted, which, during the development works or a period of ten years following full implementation of the landscaping scheme, are removed without prior written consent from the Local Planning Authority or die, become seriously diseased or are damaged, shall be replaced in the first available planting season with others of such species and size as the Authority may specify.

6. 1:20 scale drawings of the proposed door and window openings of all of the dwellings hereby approved shall be submitted to and approved by the Local Planning Authority prior to the commencement of works.

7. A lighting plan indicating the proposed street lighting shall be submitted to and approved by the Local Planning Authority prior to the commencement of works.

8. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking and re-enacting that Order, no extensions or external alterations to the dwellings shall be carried out without the permission of the local Planning Authority

9. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking and re-enacting that Order, no garage shall be erected without the permission of the Local Planning.

10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking and re-enacting that Order, no gates, fences, walls or other means of enclosure shall be erected or constructed in the front of the forwardmost part of the front of the dwellings, other than those expressly authorised by this permission, without the permission of the Local Planning Authority.

11. Prior to the commencement of development a sound insulation scheme shall be submitted to and approved by the local planning authority for all dwellings where noise from road traffic exceeds 50 dB LAeq when measured 1.2 - 1.5 metres above the ground during the day (0700 - 2300). The approved scheme shall be implemented during the construction of the effected dwellings.

12. Prior to the commencement of development a sound insulation scheme should be submitted to and approved by the local planning authority for all dwellings where noise from road traffic exceeds 45 dB LAeq when measured at first floor level during the night (2300 - 0700). The approved scheme shall be implemented during the construction of the dwellings.

13. All dwellings requiring sound insulation shall be provided with acoustically attenuated means of ventilation to all habitable rooms to the satisfaction of the local planning authority.

14. Details of the proposed acoustic fencing shall be submitted to and approved by the Local Planning authority prior to its erection. The approved fencing shall be erected prior to the occupation of any of the adjacent housing on the development.

15. Detailed plans of the existing land levels across the site and of the proposed finished floor levels of the dwellings, shall be submitted to and approved by the Local Planning Authority prior to the commencement of works.

16. No dwelling shall be occupied until its associated car parking area has been constructed and marked out in accordance with the approved plans. The areas shall not be used except for the parking of vehicles in connection with the development hereby approved.

17. Any ground contamination discovered during the development of the site shall dealt with in accordance with the approved remediation strategy to the satisfaction of the local Planning Authority.

18. Details of the proposed foul and surface water drainage arrangements for the site shall be submitted to and approved by the Local Planning Authority prior to commencement of works. The agreed arrangements shall be installed and available for use prior to the occupation of the first dwelling.

19. No development approved by this permission shall be commenced until a scheme for the provision of surface water drainage works has been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be completed in accordance with the details and timetable agreed.

Error! Reference source not found. 77

Application No. 02/P/2714/F – Erection of family restaurant/public house plus associated car parking and landscaping works on land at junction of Herluin Way and Aisecombe Way, Weston-super-Mare (Agenda Item 7.2)

The Committee considered a report of the Acting Director of Development and Environment recommending refusal of the application which proposed to provide a restaurant and public house on land at the Aisecombe Way Business Park. The application had been recommended for approval by the West Area Committee.

The Committee was advised of additional information, details of which are set out on the update sheet inserted in the Minute Book. The Committee noted that following amended plans, recommended reason number 2 had been withdrawn.

RESOLVED: that application 02/P/2714/F be REFUSED as the proposal is contrary to Policies 1 and 2 of the Joint Replacement Structure Plan, Policies E/1 and E/2 of the North Somerset Local Plan in that the land is allocated for B1, B2 and B8 development. The proposal would therefore have a harmful impact on the availability of land for B1, B2 and B8 development in Weston-super-Mare.

________________________________

Chairman

________________________________

PLANNING AND REGULATORY COMMITTEE 9 April 2003	ITEM NO: 6.1
APPLICATION NO: 02/P/2073/F	DATE REGISTERED: 16.9.02
APPLICATION: Change of use of agriculture land to sports/recreation use . Formation of 3 No. full size and 2 no. half size sports pitches. Erection of new clubhouse to provide changing facilities and social area. Construction of new access to Manmoor Lane and parking area.
SITE ADDRESS: Land at Manmoor Lane, Clevedon.
PARISH/WARD: Clevedon East.		WARD COUNCILLOR(S): Shopland

The following plan is for illustrative purposes only, and cannot be guaranteed to be up to date or to scale.

LOCATION PLAN: (This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the controller of Her Majesty’s Stationery Office c. Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Somerset Council, LA09063L,2001)

NORTH SOMERSET COUNCIL

PLANNING AND REGULATORY COMMITTEE

9 APRIL 2003

OFFICER: DEVELOPMENT CONTROL MANAGER

OF: DEVELOPMENT AND ENVIRONMENT DIRECTORATE

SUBJECT: PLANNING APPLICATION 02/P/2073/F– CHANGE OF USE OF AGRICULTURE LAND TO SPORTS/RECREATION USE. FORMATION OF 3 FULL SIZE AND 2 HALF SIZE SPORTS PITCHES. ERECTION OF NEW CLUBHOUSE TO PROVIDE CHANGING FACILITIES AND SOCIAL AREA. CONSTRUCTION OF NEW ACCESS TO MANMOOR LANE ANDPARKING AREA ON LAND AT MANMOOR LANE, CLEVEDON.

SUMMARY

This report relates to a full planning application, which proposes to provide new sports facility on land outside the settlement boundary. It is recommended for approval by the North Area Committee contrary to officer recommendation.

RECOMMENDATIONS

That the application be REFUSED in accordance with the officer’s recommendation to the North Area Committee.

PROPORTIONALITY ISSUES