MINUTES

OF THE MEETING OF THE

WEST AREA Committee

Thursday 31st July 2003

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

Meeting Commenced: 6.00 p.m. Meeting Concluded: 8.55 p.m.

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

APOLOGIES FOR ABSENCE: Councillors Mark Canniford, Roz Willis

ALSO IN ATTENDANCE: Councillors Elfan Ap Rees, Ian Peddlesden

WAC

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

Mr. D. Glen

Mr. Glen addressed the Committee as an objector to Agenda Item 6.12 – Tropicana Development, Weston-super-Mare. He drew members’ attention to the following concerns:

a) Problems on Uphill Road North should traffic lights be installed at the beach end of Quantock Road.

b) Motorists seeking alternative routes.

c) Parking on both sides of road in Walliscote Road despite yellow lines.

The Chairman thanked Mr. Glen.

WAC

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

Mr. R. Comer

Mr. Comer addressed the Committee on behalf of “Weston Sands Combined Management Company Limited” as an objector to Agenda Item 6.12 – Tropicana Development, Weston-super-Mare. He drew members’ attentions to the following concerns:-

a) Entitlement of Royal Sands residents to peace and quiet.

b) Concerns that the barrier across road from Beach Road to car park was to be disposed of in proposed traffic scheme.

c) Various schemes had been suggested, without due consideration.

d) Greatly increased traffic flow with proposals.

e) Suggest mini-roundabouts and trial period.

f) Concerns that proposed scheme may be “steamrollered through” without regard to democracy and fair play.

WAC

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

Mr. Stevens

Mr. Stevens addressed the Committee on behalf of the residents of Etonhurst, Beach Road, Weston-super-Mare, he spoke as an objector to Agenda Item 6.12 – Tropicana Development, Weston-super-Mare. He drew members’ attention to the following suggestions:-

a) Keep Marine Parade open but route it past the Tropicana with a loop road to pass over the underground car park. This would help preserve beach lawns and reduce the need for as many traffic lights.

b) Suggest mini-roundabouts be sited initially instead of traffic lights.

c) After a trial period and accurate monitoring reassess options.

The Chairman thanked Mr. Stevens for his address.

WAC

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

Mr. Simon Hoare

Mr. Hoare, agent for the applicant, addressed the Committee and spoke in favour of Agenda Item 6.1 – Erection of non-food retail warehouse (Use Class A1) including bulk builders yard and garden centre, parking and landscaping on land adjoining Flowerdown Bridge, Aisecombe Way, Weston-super-Mare. He drew members’ attention to the following issues:-

a) The proposed site had been previously marked for six years without interest.

b) Present lease of B&Q two years to run and landlord does not wish to renew lease.

c) Proposal would create 210 new jobs in addition to retaining existing 40 jobs.

d) The company wished to stay in Weston-super-Mare.

e) The proposal is a significant investment in the Town.

The Chairman thanked Mr. Hoare for his address.

WAC

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

Mr. Dale

Mr. Dale, Headteacher of Mendip Green School, addressed the Committee and spoke in favour of Agenda Item 6.5 – 03/P/1517/RG3 – Erection of security fencing and gates at Mendip Green First School, Greenwood Road, Weston-super-Mare.

He drew members’ attention to the following concerns:-

a) The benefits if the application was granted in reducing vandalism and problems on the school site.

b) The costs of vandalism on the Education Budget.

c) The Benefits regarding security for the young pupils and staff.

The Chairman thanked Mr. Dale for his address.

WAC

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

Mr. Evans

Mr. Evans addressed the Committee and spoke against Agenda Item 6.4 – Erection of two-storey extension to the rear and first floor extension over garage at 3 Kent Way, Weston-super-Mare and spoke against the application.

He drew members’ attention to the following:-

a) The disproportionate size of the extension.

b) Impact on privacy.

c) Effect on living conditions.

d) Character or appearance.

The Chairman thanked Mr. Evans for his address.

WAC

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

The Committee noted that an application for public speaking on Agenda Item 6.2 had been lodged but the speaker was not present when called to speak.

WAC

Chairman’s Announcement

The Chairman whilst accepting the apologies of the Committee announced that Councillor Mark Canniford was not present as his wife had given birth (7 weeks prematurely) to a baby girl Chantella Emily.

The Committee expressed congratulations and well wishes to Councillor Canniford, Mrs. Canniford on the birth of their baby daughter Chantella Emily.

WAC

Declarations of Interest by Members (Agenda Item 3)

Councillor Webb – Agenda Item 6.11, Weston-super-Mare Town Centre Review – Significant prejudicial interest.

Councillor Tucker – Agenda Item 5.2 – lives in close proximity to the site.

Councillor Mrs. Gosden – Agenda Item 6.5 and 6.6 – she is Chairman of Governors at Mendip Green First School.

Councillor Mrs. Tabrett – Agenda Item 6.2 – Non-significant interest as a Group Scout Leader.

Councillor Skinner – Agenda Item 6.5 – lives near to the site.

Councillor Payne – Agenda Item 5.2 – A close relative lives adjacent to the site.

Councillor Bateman – Agenda Item 8 – he is Chairman of South Weston Community Association.

Councillor Parker – Prejudicial interest in Agenda Item 5.2.

Councillor Parker – Agenda Item 8 – as he is Chairman of the Oldmixon Youth Partnership.

Councillor Parker – Agenda Item 8 – as he is a Committee Member of South Weston Community Association.

Councillor Crockford-Hawley – Agenda Item 6.2 – Significant prejudicial interest – as President of Axe District Scouts.

PART 1 – RECOMMENDATIONS TO THE PLANNING AND REGULATORY COMMITTEE

WAC

Application 03/P/0167/F – Erection of a non-food retail warehouse (Use Class A1) including bulk builders yard and garden centre together with access and servicing arrangements, car parking and landscaping at land adjoining Flowerdown Bridge, Railway Triangle Park, Aisecombe Way, Weston-super-Mare (Agenda Item 6.1)

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

RECOMMENDED TO THE PLANNING AND REGULATION COMMITTEE: that the application be APPROVED subject to reference to the Government Office for the South West as a Departure from the Development Plan and under the Shopping Direction 1993 and subject to a Section 106 Agreement to provide for, but not necessarily be limited to the following heads: public transport contributions, possible off-site transportation improvements, Gateway Strategy implementation; and planning conditions. A full list of heads of a S106 agreement and planning conditions will be reported on an update sheet to the Planning and Regulatory Committee.

PART 2 – DECISIONS OF THE AREA COMMITTEE

WAC

Minutes of the Meeting held on 26th June 2003 (Agenda Item 4)

RESOLVED: that subject to it being noted that Councillor Baker was not present, the minutes of the meeting be approved as a correct record and signed by the Chairman.

WAC

Tropicana Development

The Chairman, in view of the amount of members of public, decided with agreement from the Committee to bring this item forward on the agenda.

The comments of the Committee would be contained in a report to the Executive.

RESOLVED TO RECOMMEND TO THE EXECUTIVE MEMBER FOR STRATEGIC PLANNING:

(1) (a) that the proposed traffic lights at Clifton Road/Beach Road and Quantock Road/Beach Road be replaced by mini-roundabouts for a trial period of six months once all contracts, permissions and all other issues appertaining to the Tropicana Development have been duly signed and accounted for; and (b) at the end of the trial period the feasibility of using mini-roundabouts to be discussed with the West Area Committee, Police Authority and consultation being sought from the general public before a final decision is made in respect of mini-roundabouts or traffic system being used, and

(2) that (a) there be a two way flow from Beach Road to the Royal Sands access, (b) access to the Beach Car Park is one way, east to west, (c) the Marine Parade south is made one way south to north and (d) the access road opposite Clarence Road North is made two way.

WAC

Judicial Review – Concerning Helicopter Museum, Weston-super-Mare

Reference from Planning and Regulatory Committee, 9th July 2003 (PAR 15 refers) (Agenda Item 5.1)

The Committee received a reference from the Planning and Regulatory Committee of 9th July 2003 regarding the Judicial Review – Concerning Helicopter Museum, Weston-super-Mare.

RESOLVED: that the reference be received.

WAC

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 – Reference from the Planning and Regulatory Committee, 9th July 2003 (PAR 17 refers) (Agenda Item 5.2)

The Committee received a reference from the Planning and Regulatory Committee of 9th July 2003 regarding Application No. 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.

RESOLVED: that a decision on whether the design details in the amended plans are satisfactory be deferred pending re-notification of neighbours and that a further report be made to the West Area Committee following consideration of the plans and responses to the re-notification exercise.

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7.35 P.M. – COUNCILLOR CROCKFORD-HAWLEY HAVING PREVIOUSLY DECLARED AN INTEREST LEFT THE ROOM

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COUNCILLOR MRS. KRAFT IN THE CHAIR

WAC

Application 03/P/1373/F – Erection of Elliott type building to provide meeting place for 1st Ashcombe Scouts, at Ashcombe Primary School, Earlham Grove, Weston-super-Mare (Agenda Item 6.2)

The Acting Director of Development and Environment presented a report.

RESOLVED: that subject to the withdrawal of objections from Sport England or the referral of the application to the Secretary of State if necessary, 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. Details of the external colour finish to be used on the building hereby permitted shall be submitted to and approved in writing by the Local Planning Authority, and shall the approved colour shall be applied to the building before it is erected on the site.

3. No development shall be commenced until drainage details 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.

4. The building hereby permitted shall not be used except between 0800 hours and 2130 hours on Mondays to Fridays and 0800 hours to 1800 hours on Saturdays and Sundays unless it is for the purposes of activities undertaken by the Scouts, Cubs, Brownies or Guide Groups.

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7.40 P.M. - COUNCILLOR CROCKFORD-HAWLEY RETURNED

TO THE MEETING

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COUNCILLOR CROCKFORD-HAWLEY IN THE CHAIR

WAC

Application 03/P/1476/F – Change of use of ground floor retail shop (A1) to hot food takeaway (A3) and construction of an external flue at 122 High Street, Worle, Weston-super-Mare (Agenda Item 6.3)

The Acting Director of Development and Environment presented a 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 fixed plant including equipment for controlling cooking odours shall be installed and be in full working order to the satisfaction of the local planning authority prior to the commencement of use and shall thereafter be retained and maintained for the duration of the approved use.

3. Noise arising from fixed plant, including extraction, ventilation, odour control equipment and refrigeration equipment, shall be inaudible within nearby and adjoining residential properties.

4. Extraction equipment installed in pursuance to condition 2 shall be regularly maintained to ensure its continued satisfactory operation and the cooking process shall cease to operate if at any time the extraction equipment ceases to function to the satisfaction of the local planning authority.

5. There shall be no discernible odours from food preparation at the boundaries of neighbouring and nearby residential properties and gardens.

6. The A3 Takeaway hereby permitted shall only be open between the hours of 09:00 to 22:45 Monday to Thursday, 09:00 to 23:00 Friday and Saturday and 17:00 to 22:45 on Sundays and Bank Holidays

7. The use hereby permitted shall not commence until provisions have been made within and in the vicinity of the site for the disposal of litter resulting from the use and such provisions shall be in accordance with details agreed in writing with the local planning authority.

8. The premises shall not be occupied until the public accesses have been equipped with ramp(s) for the disabled in accordance with details to be submitted to and approved, in writing, by the Local Planning Authority.

9. No development shall be commenced until drainage works have been carried out in accordance with details to be submitted to and approved, in writing, by the Local Planning Authority.

Advice notes

The applicant is advised that all extraction and filtration equipment should be maintained in good working order as approval of details under Condition No. 2 does not render you immune from action under other legislation in the event of a statutory nuisance occurring.

WAC

Application 03/P/1138/F – Erection of 2 storey extension to rear and first floor extension over garage at 3 Kent Way, Weston-super-Mare (Agenda Item 6.4)

The Acting Director of Development and Environment presented the report.

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

The scale of the extension is disproportionate to the space around the dwelling and due to the proximity of the neighbouring property will have an overbearing effect, which will detract from the amenity of the neighbouring residents contrary to Policy RL/6 of the North Somerset Local Plan.

WAC

Application 03/P/1517/RG3 – Erection of security fencing and gates at Mendip Green First School, Greenwood Road, Weston-super-Mare (Agenda Item 6.5)

The Acting Director of Development and Environment presented the report, and 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. No work shall be commenced until a sample of the colour coating of the fence and gates hereby permitted is submitted and approved in writing by the Local Planning Authority.

3. Within three months of the erection of the fence and gates they shall be treated in the approved colour.

WAC

Application 03/P/1589/RG3 – Renewal of temporary permission 02/P/0437/RGE for the siting of a prefabricated classroom at Mendip Green First School, Greenwood Road, Weston-super-Mare (Agenda Item 6.6)

The Acting Director of Development and Environment presented the report.

RESOLVED: that the application be APPROVED subject to no objections from the Government Office for the South West (unless the applicant is able to resolve the concerns of Sport England beforehand) and the following condition:-

1. The temporary prefabricated classroom hereby approved shall be removed within 12 months of the date of this permission.

WAC

Application 03/P/1464/F – Erection of a new prefabricated building at Priory School, Queensway, 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. No development shall be commenced until drainage details including surface water drainage 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.

WAC

Application 03/P/1526/RG3 – Proposed upvc windows, fascias, rainwater goods and redecoration of painted stonework and woodwork at 1-15 Walliscote Grove Road, Weston-super-Mare (Agenda Item 6.8)

The Acting Director of Development and Environment presented the report.

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.

WAC

Applications determined by the Officers (Agenda Item 6.9)

RESOLVED: that the decisions contained in Section 3 of the report of the Acting Director of Development and Environment for the period 10/06/03 to 14/07/03 detailing the applications dealt with by the officers under delegated authority be noted.

WAC

Planning Appeals (Agenda Item 6.10)

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

(a) Planning Appeal Decisions

02/P/2155/F – Three storey side extension to converted church to provide two additional bedroom town houses, Methodist Church, Hill Road, Weston-super-Mare – Mr S. Griffiths – Appeal Dismissed.

02/P/1700/F – Change of use from retail shop to restaurant and hot food takeaway, 264 Milton Road, Weston-super-Mare – Mr. K. Glimstead – Appeal Dismissed.

02/P/1484/F – 11 self-contained studio flats, The Old Court House, Worthy Lane, Weston-super-Mare – Cadagon House Investment Properties Limited – Appeal Dismissed. Appellants’ application for costs – Allowed.

02/P/2836/F – Change of use of ground floor from Class A1 Butchers to Class A3 Restaurant – Appeal Dismissed.

02/P/2469/F – Demolition of existing garage and erection of a new garage – Appeal Dismissed.

(b) Planning Appeals received since the last Committee

None.

WAC

Weston-super-Mare Town Centre Review (Agenda Item 6.11)

The Executive Member for Strategic Planning submitted a report which sought the views of the Committee to an objection of the Right Turn Ban Traffic Regulation Order from Oxford Street into Union Street arising from the Town Centre Review. The comments of the Committee would be contained in a report to the Executive Member for Strategic Planning.

RESOLVED TO RECOMMEND TO THE EXECUTIVE MEMBER FOR STRATEGIC PLANNING:

(1) that the Right Turn Ban into Union Street is not approved;

(2) that there be a six month trial period for private hire vehicles and hackney carriage vehicles to have the same facilities through Regent Street and at the end of that period it be reviewed; and

(3) that (a) there be a substantial review of the circulatory system incorporating a radical review of Oxford Street, Carlton Street and Regent Street and (b) that a report by the Executive Member for Strategic Planning be requested to this Committee, in due course, to include costings of such schemes.

WAC

Certificate of Lawfulness for an existing operation at 25 Woodspring Avenue, Worlebury, Weston-super-Mare – Erection of mast, rotator, pump-up action and tri-band mini beam aerial (Application No.03/P/1413/LDE) (Agenda Item 7)

The Solicitor to the Council presented a report for a Certificate of Lawfulness for an existing operation at 25 Woodspring Avenue, Worlebury, Weston-super-Mare – Erection of mast, rotator, pump-up action and tri-band mini beam aerial.

RESOLVED: that a Certificate of Lawfulness be REFUSED for the erection of mast, rotator, pump-up action and tri-band mini beam aerial on the ground that the structure was not substantially completed more than four years before the date of the application.

WAC

Area Committees – Budget Bidding (Agenda Item 8)

The Committee received a report from the Funding Advisory Service presenting applications for financial assistance under the Budget Bidding process.

The Chairman ruled an application made by Sub:Mission as urgent. The reason being the imminent date of the event and the need to bring the application for consideration to the 31st July 2003 meeting of the Committee.

RECOMMENDED TO THE LEADER OF THE COUNCIL:

(1) that the bid in respect of Preanes Green Residents Association in the sum of £2,000 be APPROVED.

(2) that the bid in respect of Oldmixon Youth Partnership in the sum of £1,500 be APPROVED subject to on-going revenue costs from other sources being identified.

(3) that the bid in respect of South Weston Community Association in the sum of £924 be DEFERRED for funding to be sought from other sources.

(4) that the bid in respect of Sub:Mission in the sum of £3,000 be APPROVED.

WAC

West Area Committee – Area Forum, Thursday, 19th June 2003 (Agenda Item 9.1)

RESOLVED: that the notes of the meeting of the West Area Committee Forum held on 19th June 2003 be noted.

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Chairman

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