Agendas, Minutes and Reports

MINUTES

OF THE MEETING OF THE

WEST AREA Committee

Thursday 26th June 2003

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

Meeting Commenced: 6.00 p.m. Meeting Concluded: 7.25 p.m.

PRESENT: Councillors John Crockford-Hawley (Chairman), Muriel Kraft (Vice-Chairman), Ian Baker, Bob Bateman, Michael Bell, Astra Brand, Peter Bryant, Mark Canniford, Colin Golland, Jenny Gosden, Alan Hockridge, Derek Kraft, Mari Owens, Robert Payne, Richard Skinner, Sally Tabrett, Clive Webb, Roz Willis, Andy Wright

APOLOGIES FOR ABSENCE: Councillors Richard Tucker, Ian Baker, Ronald Moon, Michael Roe, Ian Parker.

ALSO IN ATTENDANCE: Councillor Ap Rees

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Public Speaking at Planning Committees under Standing Order 17A (Agenda Item 1)

Mr. Sleeman

Mr. Sleeman addressed the Committee as an objector to Planning Application 03/P/0146/F – Proposed extension of a two storey extension to side of existing dwelling at 37 Kelston Road, Weston-super-Mare. He firstly thanked the Councillors who attended the recent site meeting. His main concern was to draw Councillors’ attention to the very small kitchen at No. 35 Kelston Road (10 ft. x 7 ft.). He also stated that his garden would be in total shadow if the application was granted.

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Public Speaking at Planning Committees under Standing Order 17A (Agenda Item 1)

Ms. Bunting

Ms. Bunting addressed the Committee on behalf of a group of residents in the near area objecting to Planning Application 03/P/0409/F – Change of use from Class A1 to Class A3 (Indian Restaurant with takeaway service). Demolition of a single storey extension, proposed single storey extension to provide toilet facilities and store room. New shop front. Extract system to rear elevation of 4 Drove Road, Weston-super-Mare. The concerns raised included:

· Parking/off road parking

· Near vicinity of busy road junction

· Smells/hygiene

· Health issues

· Sewerage, and

· Environmental issues

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Public Speaking at Planning Committees under Standing Order 17A (Agenda Item 1)

Mr. Hussain

Mr. Hussain, applicant, addressed the Committee on Planning Application 03/P/0409/F – Change of use from Class A1 to Class A3 (Indian Restaurant with takeaway service). Demolition of a single storey extension, proposed single storey extension to provide toilet facilities and store room. New shop front. Extract system to rear elevation of 4 Drove Road, Weston-super-Mare. He drew members’ attention to the following points:-

· The proposal would aid regeneration of the area

· He would install a “top of range” filtration system

· There had been a substantial investment of money in the venture

· The premises had been closed for 10 years

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Public Speaking at Planning Committees under Standing Order 17A (Agenda Item 1)

Dr. Paul Phillips

Dr. Paul Phillips addressed the Committee on Planning Application 03/P/0995/F – Erection of two three storey office blocks, two four storey buildings for D1 use, and one three storey building for D1 use with association parking facilities at land at Sunnyside Road North and Station Approach, Weston-super-Mare.

He drew members’ attention to the following issues:

· The opportunity to develop an enviable set of buildings for the town of Weston-super-Mare

· Significant funding from West of England Learning and Skills Council

· The need to progress urgently (a small period of time available to secure funding)

· Support from all areas of the population in Weston-super-Mare

· Any delays would jeopardise project

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Declarations of Interest (Agenda Item 3)

Councillor Mrs. Kraft – substantial prejudicial interest in Agenda Item 6.8 – Planning Application 02/P/2085/TPO (Minute No. 32. refers).

Councillor Hockridge – personal interest in Agenda Item 6.11 – Planning Application 03/P/1221/RG3 – he is a Governor of Priory School (Minute No. 42 refers).

Councillor Crockford-Hawley (Chairman) – non-significant personal interest in Agenda Item 6.8 – Planning Application 02/P/0285/TPO (Minute No. 39 refers).

Councillor Bryant – non significant personal interest in Agenda Item 6.8 – Planning Application 02/P/0285/TPO (Minute No. 39 refers).

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Minutes of the Meeting held on 21st May 2003 (Agenda Item 4.1)

RESOLVED: that the minutes of the meeting be approved as a correct record and signed by the Chairman.

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Minutes of the Meeting of the Sites Inspections on 12th June 2003 (Agenda Item 4.2)

RESOLVED: that the minutes of the meeting be approved as a correct record and signed by the Chairman.

PART 1 – RECOMMENDATIONS TO THE PLANNING AND REGULATORY COMMITTEE

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Application 02/P/2281/F – Change of use from garage/car sales to residential including complete demolition with 20 new build residential units comprising houses and flats at 351 – 361 Locking Road, Weston-super-Mare (Agenda Item 6.2)

The Acting Director of Development and Environment presented the report. He referred to the update sheet, a copy of which is filed on the signed Minute Book.

RECOMMENDED TO THE PLANNING AND REGULATORY COMMITTEE: that subject to the receipt and consideration of amended plans (including reconsultation as appropriate) which:-

a) remove the upper floor of the building

b) remove the roof gardens as necessary to protect the amenities of neighbours

c) redesign windows as necessary to protect the amenities of neighbours

d) provide full details of land and building levels, all to the satisfaction of the Director of Development and Environment,

and subject to the completion of a Section 106 Agreement to secure contributions in the region of £28,000 for the provision of off site public open space the application be APPROVED subject to appropriate conditions.

PART 2 – DECISIONS OF THE AREA COMMITTEE

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Application 03/P/0694/F – Change of use from a guesthouse to a private dwelling at 76 Walliscote Road, Weston-super-Mare (Agenda Item 6.1)

The Acting Director of Development and Environment presented the report. He referred to the update sheet, a copy of which is filed on the signed Minute Book.

RESOLVED: that the application be APPROVED subject to the following condition:-

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

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Application 03/P/0995/F – Erection of two three-storey office blocks, two four storey buildings for D1 use, and one three storey building for D1 use with associated parking facilities at land at Sunnyside Road North and Station Approach, Weston-super-Mare (Agenda Item 6.3) (URGENT ITEM)

The Chairman ruled this item as urgent due to an updated recommendation and the need to meet the development and financial timescales at the College

The Acting Director of Development and Environment presented the report. He referred to the update sheet a copy of which is filed on the signed minute book.

RESOLVED: that subject to:

(1) the receipt and consideration of amended plans (including reconsultation as appropriate which

(a) Re-design all buildings to achieve a higher quality of design and interest that befits this gateway site.

(b) Reduce the visual impact of parked cars by reducing the number of spaces where possible, adding screen walls and higher quality surfacing materials in prominent locations, and increasing the amount of soft landscaping.

(c) Improve the view at the entrance of the town by introducing a “landmark” feature on the key part of the site at the junction of Sunnyside Road North and Hildesheim Bridge (e.g. a curved natural stone wall, feature tree and public art).

(d) Improve pedestrian access to the site by creating a ramped access to Hildesheim Bridge (subject to no adverse impact on the structure of the bridge).

(e) Improve the appearance of the railway station environs in a manner that will provide attractive views from the station (e.g. add a stone plinth to the adjoining security building, re-siting and re-designing building 5 so that it looks over the station, and add walls, railings and avenue tree planting to the boundary.

(f) Improve the entrances to the buildings so that they have greater visual impact, have more attractive spaces around them for circulation and are easier to access from within and outside the development

(g) Create a better environment for users with usable and pleasant outdoor spaces integrated into the layout of the development.

(h) Minimise the impact of Hildesheim Bridge on the development by the introduction of more landscaping.

(i) Further improve security/segregation without resorting to use of security fencing.

(j) Further improve the environment on Station Approach, and

(2) the referral of the application to the Secretary of State as a departure from the development plan;

The Director, in consultation with the Chairman and Vice-Chairman of the West Area Committee, be authorised to APPROVE the application subject to appropriate planning conditions.

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Application 03/P/0409/F – Change of use from Class A1 to Class 3A (Indian restaurant with take-away service). Demolition of single storey extension. Proposed single storey extension to provide toilet facilities and store room. New shop front. Extract system to rear elevation at 4 Drove Road, Weston-super-Mare (Agenda Item 6.4)

The Acting Director of Development and Environment presented the report. He referred to the update sheet, a copy of which is filed on the Minute Book.

RESOLVED: that the application be REFUSED for the following reason:-

The proposal has inadequate parking provision which would lead to on street parking close to a road junction harmful to road safety and would have an adverse effect on the living conditions of nearby residents by reason of smell contrary to policy S/9 of the North Somerset Local Plan.

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Application 01/P/2145/F – Change of use of part of hotel and extension to roof to form 13 residential flats. Refurbishment of existing hotel and addition of function rooms including private swimming pool and fitness centre and conservatory at the Royal Pier Hotel, 55-57 Birnbeck Road, Weston-super-Mare

01/P/1277/F – Proposed conversion of owners flat and redundant areas to self-contained flats (3 no.) at the Royal Pier Hotel, 55-57 Birnbeck Road, Weston-super-Mare (Agenda Item 6.5)

The Acting Director of Development and Environment presented the report.

RESOLVED:

(1) that application 01/P/2145/F be REFUSED for the following reason:

1. The proposals do not provide for public open space which will be detrimental to the level of amenities available to the public and to the occupiers of the new flats, and are therefore contrary to Policy R1 of the North Somerset Local Plan and Policy 42 of the Joint Replacement Structure Plan.

(2) that application 01/P/1277/F be REFUSED for the following reason:

1. The proposed design of the extension to the roof is incompatible with its surroundings and will not preserve or enhance the character of the Conservation Area, it is therefore contrary to Policies CON/1 and CON/13 of the North Somerset Local Plan and Policy 19 of the Joint Replacement Structure Plan.

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Application 03/P/0146/F – Proposed erection of a two-storey extension to side of existing dwelling at 37 Kelston Road, Weston-super-Mare (Agenda Item 6.6)

The Acting Director of Development and Environment presented the report. He referred to the update sheet, a copy of which is filed on the signed Minute Book.

RESOLVED: that the application be REFUSED for the following reason:-

The proposal would have an adverse overbearing effect harmful to the living conditions of neighbouring dwellings contrary to policy RL/6 of the North Somerset Local Plan

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Application 03/P/0507/F - Proposed first floor extension above garage to provide en-suite and dressing room area at 7 Pearse Close, Weston-super-Mare (Agenda Item 6.7)

The Acting Director of Development and Environment presented the report.

RESOLVED: that the application 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. Notwithstanding the provisions of the Town and Country Planning (General Permitted) Development Order 1995, or any order revoking and re-enacting that Order, no additional windows, rooflights or dormers shall be inserted in the north west elevation without the prior written consent of the Local Planning Authority.

7.05 P.M. – COUNCILOR MRS. KRAFT HAVING PREVIOUSLY DECLARED A SUBSTANTIAL PREJDUCICAL INTEREST LEFT THE MEETING, AND DID NOT VOTE THEREON

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Application 02/P/2085/TPO – Consent to fell tree no. 28 covered by TPO No. 29 at 3 Rochester Close, Weston-super-Mare (Agenda Item 6.8)

The Acting Director of Development and Environment presented the report. He referred to the update sheet, a copy of which is filed on the signed Minute Book.

RESOLVED: that the application be REFUSED for the following reasons:-

1. The proposed felling would adversely affect public amenity.

2. Safety issues relating to this tree can be adequately dealt with by surgery.

3. There is insufficient evidence to indicate that the tree is responsible for structural damage.

7.15 P.M. – COUNCILLOR MRS. KRAFT RETURNED TO THE MEETING

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Application 03/P/1218/RG3 – Variation of condition 6 of planning permission 01/P/1485/RG3, for a new sports hall, changing facilities and outdoor multi-use games area in order to increase the number of floodlight columns from 2 (as previously approved) to 4 in total, at Windwhistle Primary School, Kingsley Road, Weston-super-Mare (Agenda Item 6.9)

The Acting Director of Development and Environment presented the report.

RESOLVED: that the application 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. The drama studio and multi-use games area (including the use of the floodlights) shall not be used except between 0800 hours and 2130 hours.

3. Any amplified music (live or pre-recorded), public address systems or any other amplified sounds that operate from within the drama studio and associated facilities, shall not be audible from the nearest residential property.

4. The external walling and roofing materials to be used in the building works hereby permitted shall be identical to those in the existing building. If any other material is proposed no development shall take place until such has been approved, in writing, by the Local Planning Authority.

5. The floodlights shall be fitted with a backshield to prevent potential glare to passing motorists. Details of the backshield shall be submitted to and approved by the Local Planning Authority and subsequently erected before the floodlights become operative, and shall be retained in accordance with this details at all times.

6. The position and angle of the floodlights shall accord with the lighting contour details hereby approved at all times. Should any alterations be proposed, details of such shall be submitted to and approved in writing by the Local Planning Authority.

7. No development shall be commenced until details of a drainage scheme including land drainage where applicable have been submitted to and approved by the Local Planning Authority. Such works shall be carried out concurrently with the development to a programme to be agreed and approved, in writing, by the Local Planning Authority.

8. No development shall commence until a sustainable drainage scheme 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.

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Application 03/P/1222/RG3 – Variation of condition 6 of planning permission 01/P/1483/RG3, for a new drama studio and multi-use games area in order to increase the number of floodlight columns from 2 (as previously approved) to 4 in total, at Oldmixon Primary School, Monkton Avenue, Weston-super-Mare (Agenda Item 6.10)

The Acting Director of Development and Environment presented the report. He referred to the update sheet, a copy of which is filed on the signed Minute Book.

RESOLVED: that the application 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. The drama studio and multi-use games area (including the use of the floodlights) shall not be used except between 08.00 hours and 21.30 hours.

3. Any amplified music (live or pre-recorded), public address systems or any other amplified sounds that are operated from within the drama studio and associated facilities, shall not be audible from the nearest residential property.

5. The floodlights shall be fitted with a back shield to prevent potential glare to passing motorists. Details of the back shield shall be submitted to and approved by the Local Planning Authority and subsequently erected before the floodlights become operative and shall be retained at all times thereafter.

7. All works comprised in the approved details of landscaping should be carried out during the months of October to March inclusive following occupation of the building or completion of the development, whichever is the sooner.

8. 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.

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Application 03/P/1221/RG3 – Construction of a new classroom block at Priory School, Queensway, Weston-super-Mare (Agenda 6.11)

The Acting Director of Development and Environment presented the report. He referred to the update sheet, a copy of which is filed on the signed Minute Book.

RESOLVED: that the application be APPROVED subject to no objections from Sport England, receipt of revised plans showing the correct site boundary and the following conditions:-

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

2. The materials submitted on the 6th June 2003 in a Boston Brick finish shall be used for the development unless any alternative has been submitted to, and agreed in writing by, the Local Planning Authority.

3. No development shall take place until details of a landscaping scheme to include details of hedging to the north-west boundary of the site have been submitted to and approved, in writing, by the Local Planning Authority.

4. All works comprised in the approved details of landscaping should be carried out during the months of October to March inclusive following erection of the building.

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. The building hereby permitted shall be removed and the land restored to its former condition on or before 31/12/2006 in accordance with a scheme of work to be submitted to and approved in writing by the Local Planning Authority.

7. No development shall be commenced until drainage details have been submitted to and approved by the Local Planning Authority. Such works shall be carried out concurrently with the development to a programme to be agreed and approved, in writing, by the Local Planning Authority.

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Application 03/P/1292/RG3 – Construction of extensions in void areas to create additional classrooms, at Priory School, Queensway, Weston-super-Mare (Agenda Item 6.12)

The Acting Director of Development and Environment presented the report. He referred to the update sheet, a copy of which is filed on the signed Minute Book.

RESOLVED: that the application be APPROVED subject to the following condition:-

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

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Application 03/P/1119/RG3 – Change of use from shop and flat into office at 260 Milton Road, Weston-super-Mare (Agenda Item 6.13)

The Acting Director of Development and Environment advised that this application had been WITHDRAWN.

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Applications determined by the Officers (Agenda Item 6.14)

RESOLVED: that the decisions contained in Section 3 of the report of the Acting Director of Development and Environment for the period 07/05/03 to 08/06/03 detailing the applications dealt with by the officers under delegated authority be noted.

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Planning Appeals (Agenda Item 6.15)

The Acting Director of Planning and Environment reported on the following appeals:-

(a) Planning Appeal Decisions

02/P/1486/F – Construction of a two storey extension to create a retail unit with living accommodation over, 1 Bathurst Road, Weston-super-Mare – Mr. Mastro – Appeal Dismissed.

02/P/1685/0 – Erection of a dwelling on two floors plus garage, 22 Wayside/2 Priests Way, Worle, Weston-super-Mare – Mr. Bentley and Mrs. Palmer – Appeal Dismissed.

02/P/2136/F – Erection of a dwelling, land at rear of 22 Clarence Road south (access from Quantock Road), Weston-super-Mare – Mr. P. Castle – Appeal Dismissed.

(b) Planning Appeal Received

02/P/2513/F – Conversion of existing garage into a one bedroom bungalow and single storey extension to side, 14 Portishead Road, Worle, Weston-super-Mare – Mr. K. Taylor

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Certificate of Lawfulness for a proposed development – extension over existing garage at 2 Westmarch Way, Weston-super-Mare – Application No. 03/P/1177/LUP (Agenda Item 7)

The Solicitor to the Council presented the report.

RESOLVED: that a Certificate of Lawfulness be GRANTED for the proposed development of an extension over existing garage at 2 Westmarch Way, Weston-super-Mare, in accordance with the drawings submitted with the application, on the grounds that the development is permitted development in accordance with the provisions of Class A of Part 1 of Schedule 2 Town and Country Planning (General Permitted Development) Order 1995.

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Area Forum

The notes of the meeting will be submitted to the next West Area Committee on 31st July 2003.

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Budget Bidding (Agenda Item 8)

The Committee received a report from the Customer Services Officer presenting applications for financial assistance under the Budget Bidding Process.

RECOMMENDED TO THE LEADER OF THE COUNCIL: that the bid in respect of Wayfarers Drama Group towards the cost of completing the extension to the Theatre in the Hut in the sum of £2,500 be APPROVED.

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Schedule of Meetings – Municipal Year 2003/04

At its last meeting, the West Area Committee determined that they would meet in future at 6.00 p.m. on Thursdays wherever possible.

RESOLVED: that the following dates be approved:

Thursday, 31st July 2003	6.00 p.m.
Thursday, 28th August 2003	6.00 p.m.
Thursday, 25th September 2003	6.00 p.m.
Thursday, 23rd October 2003	6.00 p.m.
Thursday, 20th November 2003	6.00 p.m.
Wednesday, 17th December 2003	2.00 p.m.
Thursday, 29th January 2004	6.00 p.m.
Thursday, 26th February 2004	6.00 p.m.
Wednesday, 31st March 2004	2.00 p.m.
Wednesday, 28th April 2004	2.00 p.m.

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Chairman

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