Agendas, Minutes and Reports

MINUTES

OF THE MEETING OF THE

WEST AREA Committee

Thursday 20th November 2003

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

Meeting Commenced: 6.00 p.m. Meeting Concluded: 7.19 p.m.

PRESENT: Councillors John Crockford-Hawley (Chairman), Muriel Kraft (Vice-Chairman), Bob Bateman, Michael Bell, Mark Canniford, Colin Golland, Jenny Gosden, Derek Kraft, Ron Moon, Mari Owens, Ian Parker, Robert Payne, Michael Roe, Richard Skinner, Sally Tabrett, Richard Tucker, Clive Webb

APOLOGIES FOR ABSENCE: Councillors Ian Baker, Astra Brand, Peter Bryant, Alan Hockridge, Roz Willis, Andy Wright

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140

Public Speaking at Planning Committees under Standing Order 17A – Application No. 03/P/2632/F (Agenda Item 1)

Mrs. Sprague addressed the Committee and spoke against the application.

The Chairman thanked Mrs. Sprague for her address.

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141

Public Speaking at Planning Committees under Standing Order 17A – Application No. 03/P/2202/F (Agenda Item 1)

Mrs. Papworth addressed the Committee and spoke against the application.

The Chairman thanked Mrs. Papworth for her address.

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142

Public Speaking at Planning Committees under Standing Order 17A – Application No. 03/P/2114/F (Agenda Item 1)

Mrs. Griffin addressed the Committee and spoke against the application. The Chairman thanked Mrs. Griffin for her address.

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143

Public Speaking at Planning Committees under Standing Order 17A – Application No. 03/P/1938/F (Agenda Item 1)

Mr. Biddington addressed the Committee and spoke against the application. The Chairman thanked Mr. Biddington for his address.

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144

Public Speaking at Planning Committees under Standing Order 17A – Application No. 03/P/1938/F (Agenda Item 1)

Mr. Tubby addressed the Committee and spoke in favour of the application.

The Chairman thanked Mr. Tubby for his address.

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145

Welcome to New Officers

The Chairman welcomed Shaun Plenty and Simon Myles as new appointees to the Development and Environment Directorate.

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146

Declarations of Interest by Members (Agenda Item 3)

Councillor Moon declared a personal interest in Agenda Item 10 – he is trustee of the Mead Vale Community Association.

Councillor Canniford declared an interest in Agenda Item he is known to the applicant.

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147

Minutes of the Meeting held on 23rd October 2003

RESOLVED: that the minutes of the meeting be approved as a correct record and signed by the Chairman subject to it being noted that in respect of Minute No. 120 Councillor Parker was the patron for Woodspring Association for the Blind.

PART 1 – RECOMMENDATIONS TO THE PLANNING AND REGULATORY COMMITTEE

None.

PART 2 – DECISIONS OF THE AREA COMMITTEE

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148

Application No. 03/P/2114/F – Construction of car showroom and workshops with external car parking at Bushacre Business Park, Locking Road, Weston-super-Mare (Agenda Item 6.1)

The representative of the 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 samples of the materials to be used in the development, have been submitted to and approved, in writing, by the Local Planning Authority. The developments shall be carried out in the approved materials unless otherwise agreed in writing.

3. No development shall take place until details of a landscaping scheme 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 occupation of the building 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. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking, re-enacting that Order, no panel beating or paint spraying activity shall be undertaken within or outside the building without the permission, in writing of the Local Planning Authority.

7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any Order revoking, re-enacting that Order, no changes of use of the premises to A1 retail uses shall take place without the prior written permission of the Local Planning Authority

8. No power driven machinery or air handling plant shall be installed or used within the building without the prior written permission of the Local Planning Authority.

9. No work other than office work shall be carried out at the premises before 07:30 and after 20:00.

10. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls, details of which shall be submitted to the Local Planning Authority for approval. The volume of the bunded compound shall be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank or the combined capacity of the interconnected tanks, plus 10%; or 25%of the total volume which could be stored at any one time, whichever is the greater. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground where possible, and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

11. 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 by the Local Planning Authority. The scheme shall be completed in accordance with the approved plans before occupation of the site.

12. Details of an appraisal of the site for ground contamination shall be submitted to and approved by the Local Planning Authority prior to the commencement of development. If the appraisal reveals significant ground contamination then it shall propose a mechanism for remediating that contamination. This mechanism shall include a detailed site investigation, and a method statement proposing measures to minimise the impact on ground and surface waters. The agreed remediation works shall be carried out prior to or concurrently with the undertaking of the development works hereby approved.

13. Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from impermeable parking areas and hardstandings for vehicles, commercial lorry parks and petrol stations shall be passed through an oil interceptor designed and constructed to have capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor.

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149

Application No. 03/P/2467/F – Proposed erection of five residential dwelling units with associated garaging and formation of new vehicular access on land beside Manor Farm, Uphill Road South, Uphill, Weston-super-Mare (Agenda Item 6.2)

The representative of the 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 development shall be commenced until sample panels of the proposed walling, roofing and hardsurfacing materials have been erected on site and approved in writing by the Local Planning Authority. The approved sample panels shall be retained on site during the course of the development and shall not be removed until agreed by the Local Planning Authority. The development shall be carried out in accordance with the approved sample panels. No other material shall be used unless it has first been approved in writing by the Local Planning Authority.

3. No development shall be commenced until detailed working drawings (1:5 scale) of the proposed windows and doors to be used in the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority.

4. Except where breached for access in accordance with the approved plans, the existing boundary walls shall be retained at their existing height and in the existing materials.

5. No dwelling shall be occupied until the existing gap in the stone boundary wall at the south eastern end of the site has been blocked up using natural stone and any footway crossover has been removed in accordance with plans and specifications (including the erection a sample panel on site) to be submitted to and approved by the Local Planning Authority

6. 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 front of the dwelling, other than those expressly authorised by this permission, in writing, of the Local Planning Authority.

7. Development shall not take place on the application site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority.

8. No development shall take place until details of a landscaping scheme that is based on the proposals for tree retention shown on drawing number 342(2)1B has been submitted to and approved, in writing, by the Local Planning Authority. The landscaping scheme shall include a programme of tree surgery works for the trees identified for retention.

9. 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.

10. 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.

11. For the duration of the development works existing trees shall be protected by a suitable barrier erected and maintained at a distance from the trunk or hedge specified, in writing, by the Local Planning Authority. The Authority shall be informed at least seven days before works start on site so that barrier position can be established. Within this protected area there shall be no excavation, tipping or stacking, nor compaction of the ground by any other means.

12. 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, in writing, of the Local Planning Authority.

13. No development shall be commenced until drainage details including land 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.

14. No dwelling shall be occupied until an owl box has been erected on site in accordance with plans and specifications to be submitted to and approved in writing by the Local Planning Authority.

15. The finished floor levels of the dwellings hereby permitted shall be 6.9 metres AOD for units 1-4 inclusive and 7.2 metres AOD for unit 5 in accordance with the approved amended plan (drg 343(2)D). The said levels shall not be increased or decreased without the prior written permission of the Local Planning Authority.

Advice notes

1. You are advised that this decision is based upon the plans and specifications listed in the attached schedule.

2. You are advised that the boundary walls to this site are curtilage listed and that Listed Building Consent is required for their demolition/part demolition. In this respect NO works must be carried out to the said walls unless the Listed Building Consent has been obtained.

3. You are advised that any new works within the highway boundary must be to the Council’s specification and prior to any works within the highway the developer must obtain the approval of the Council’s Highway Services Unit for such works (Tel: 01275 882001).

4. You are advised to contact Wessex Water prior to the commencement of any development on site (Tel: 01225 526 000).

5. You are advised to contact Bristol Water prior to the commencement of any development on site (Tel: 0117 9665881).

6. You are advised that the drainage details submitted in accordance with condition 13 of this permission should include a scheme for surface water run off limitation and that any soakaway system should be designed in accordance with BS8301: 1985 (Section 8.4). You should investigate the use of Best Management practices for drainage on this site in order to reduce the rate of run-off and to reduce pollution. These methods consist of controlling the sources of surface water and include:

a) Infiltration techniques

b) Detention/attenuation

c) Porous paving/surfaces

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150

Application No. 03/P/2372/F – Change of use from hotel/b&b to hostel facility at the Glynside Hotel, 19 Severn Road, Weston-super-Mare (Agenda Item 6.3)

Members noted that this application had been withdrawn.

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151

Application No. 03/P/1938/F – Ground floor extension to front of property and the conversion of the garage to living accommodation plus a two storey extension to the side of the property at 29 Balmoral Way, Weston-super-Mare (Agenda Item 6.4)

The representative of the Director of Development and Environment presented the report .

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

The proposal would have an overbearing effect and loss of light detrimental to the living conditions of the adjoining property 27 Balmoral Way contrary to policy RL/6 of the North Somerset Local Plan.

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152

Application No. 03/P/2632/F – 1.0 metre high brick boundary wall at front of property between No. 1 and 2 Marindin Drive, Weston-super-Mare (Agenda Item 6.5)

The representative of the 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. The brick for the wall hereby approved shall match the brick of the existing house and garage. If any other material is proposed no development shall take place until such has been approved, in writing, by the Local Planning Authority.

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153

Application No. 03/P/2202/F – Retrospective application of extract flues from utility room at 8 Queens Road, Weston-super-Mare (Agenda Item 6.6)

The representative of the 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. He also reported that a further letter of objection had been received.

RESOLVED:

(1) that the application be REFUSED for the following reason:

(a) The flues by virtue of their form and appearance have an adverse effect on the character and appearance of the Conservation Area contrary to policies CON/1 and CON/13 of the North Somerset Local Plan, and

(b) The flues by virtue of the noise generated by the extraction equipment have an adverse impact on the living conditions of adjoining residents contrary to policy ENV/1 of the North Somerset Local Plan.

and further it be RECOMMENDED:

(2) that the Director of Development and Environment is recommended to take ENFORCEMENT ACTION including any court action if applicable, to remedy the breach of planning control subject to consultation between the Director of Development and Environment and the Solicitor to the Council.

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154

Application No. 03/P/2673/F – Renewal of planning permission 98/0078 to construct additional office accommodation at car park deck level, at Somerset House, Union Street, Weston-super-Mare (Agenda Item 6.7)

The representative of the 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 development shall be commenced until samples of the materials to be used in the development, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved materials unless otherwise approved in writing by the Local Planning Authority.

3. The development hereby granted shall not commence until details of a replacement secure cycle parking area has been submitted to and approved by the Local Planning Authority and the approved area has been fully constructed as is available for use. Once provided, the cycle area shall be retained at all times, unless otherwise agreed by the Local Planning Authority.

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155

Explanation of Planning Application Numbers (Agenda Item 6.8)

RESOLVED: that the paper be received.

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156

Applications determined by the Officers (Agenda Item 6.9)

RESOLVED: that the decisions contained in Section 3 of the report of the Director of Development and Environment for the period 9/10/03 – 04/11/03 detailing applications dealt with by the officers under delegated authority be noted.

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157

Planning Appeals (Agenda Item 6.10)

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

(a) Planning Appeal Decision

03/P/0954F – 2 single storey, first floor, affordable flats above own and separate B&B customer car port; parking spaces below, rear of 16/18 Locking Road, Weston-super-Mare – Mr. K. Penfold – Appeal Dismissed.

(b) Planning Appeals received since the last Committee

03/P/1970/F – Erection of dwelling, 14 Arundell Road, Weston-super-Mare – Mrs. Boardman.

03/P/0409/F – Change of use from Class A1 to Class A3 restaurant with takeaway; demolition of single storey extension; erection of single storey extension to provide toilet facilities and store room; new shop front; extract system to rear elevation, land at 4 Drove Road, Weston-super-Mare – Mrs. A. Akthar.

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158

Footpath between Garsdale Road and Locking Road, Weston-super-Mare (Agenda Item 7.1)

RECOMMENDED TO THE EXECUTIVE MEMBER FOR STRATEGIC PLANNING: that the funding of the repair of the footpath running between Garsdale Road and Locking Road from unallocated Section 106 developer contributions be APPROVED.

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159

Certificate of Lawfulness for existing use of building at Worle Community Centre, Lawrence Road, Worle, Weston-super-Mare as offices (Application No. 03/P/2115/LUE (Agenda Item 8)

A representative of the Solicitor to the Council presented the report.

RESOLVED: that a Certificate of Lawfulness be GRANTED for an existing use of a building known as ‘The Cottage’ at Worle Community Centre, Lawrence Road, Worle, Weston-super-Mare ancillary to the use of the community centre. The downstairs of the cottage is used as offices and the upstairs of the cottage is used for storage, including office storage. The Certificate should be granted on the ground that the use began more than ten years before the date of the application.

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160

Certificate of Lawfulness for an existing operation, erection or porch and conservatory at 8 Hurst Road, Weston-super-Mare (Application No. 03/P/2439/LDE) (Agenda Item 9)

A representative of the Solicitor to the Council presented the report.

RESOLVED: that a Certificate of Lawfulness be GRANTED for an existing operation on land at 8 Hurst Road, Weston-super-Mare, being the erection of a porch and conservatory (in accordance with the drawings submitted with the application). The Certificate should be granted on the grounds that the operations were substantially completed more than four years before the date of the application.

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161

Area Committees - Budget Bidding (Agenda Item 10)

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

RECOMMENDED TO THE LEADER OF THE COUNCIL:

(1) that the bid in respect of the Multiple Sclerosis Centre (Bristol) Limited in the sum of £1,500 be REFUSED and that other forms of funding be sought; and

(2) that the bid in respect of Mead Vale Community Association in the sum of £2,000 be APPROVED.

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Chairman

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