To receive apologies for absence

Apologies were received from Councillor Frankie Evans, (substituted by Councillor Judy Davis), and from the Vice Chairman, Councillor James Bevan, (substituted by Councillor Brian Jones).

To confirm and sign the minutes of the planning committee meeting held on 14 August 2012 (minutes attached)

The Minutes of the meeting held on Tuesday 14 August 2012 were agreed as an accurate record of that meeting. 

The chairman to identify any items of urgent business

No urgent business was considered at this meeting.

To receive any declarations of interest in any matter to be discussed at the meeting. Members and officers are requested to identify the nature of the interest

Councillor Paul McMahon declared a non pecuniary interest in item 5.6 of the agenda, P1687/11/FUL Field South of Ockington, Knights Green, Dymock. Councillor McMahon informed the Committee that he was a member of the Ramblers Association who had made representations with regard to this application.

To consider the schedule of applications as prepared by the Group Manager for Planning and Housing

Chairman, Councillor Terry Glastonbury, referred to the schedule of planning applications, as prepared by the Group Manager for Planning and Housing, Peter Williams under the Town and Country Planning Act 1990, and to the late material that had been circulated prior to the start of the meeting.

The applications are recorded in the order of the agenda.

Principal Planning Officer, Tony Pope, drew attention to the first four applications on the schedule, all of which related to the provision of 15 affordable dwellings on land at Staunton.  He informed members that a needs survey had been commissioned which indicated that 16 affordable dwellings could be supported for Staunton.  This meant that only one of these applications could be granted permission.  Members agreed therefore that whilst considering each application individually, to defer each item following the debate and then to take a vote on each application at the end.

Erection of 15 affordable dwellings

Erection of 15 affordable dwellings.

Please refer to the late material circulated before the start of the meeting

Principal Planning Officer, Tony Pope, referred members to the late material and in particular to the correction to the Parish Council comments.

Public speaking

Speaking as an objector to the application, the speaker felt that whilst this application was in accordance with planning policy it did not answer many of the outstanding questions from local residents. He pointed out that this application had been produced without any prior discussion with the Parish Council or local residents.  He referred to the danger to the existing children’s play area arising from increased traffic and pointed out that this plan did not include provision for an alternative play area.  No consideration had been given to the loss of visual amenity for local residents and the design of the properties would not contribute to the character of the village. He also mentioned the boundary fence /hedge and questioned the reasons for submitting an identical proposal.

A further speaker, speaking on behalf of Staunton Parish Council, stated that the majority of our community that have approached this council do not support this application.  In the interests of localism Staunton Parish Council supports their view.  We will give further reasons when you hear our case for the location of affordable housing at Millennium Cottages.

Ward Member, Councillor Peter Ede, supported Staunton Parish Council and considered that this application should be refused.

Committee consideration

Councillor Philip Burford considered that this site met all the requirements for an exception site and the access was considered satisfactory. Councillors needed to bear in mind the housing needs survey and to remember that this site was for affordable housing only.

In answer to questions from Councillor Gabriella Kirkpatrick, Principal Planning Officer, Tony Pope confirmed that this site was in a low risk flooding zone and also the Forest of Dean District Council Drainage Officer had raised no objections.  He confirmed that it was usual for properties on a development to be occupied prior to highways being completed but that a condition had been imposed requiring the roads and drainage to be completed to base course level prior to occupation.

Councillor Norman Stephens felt that minor improvements could be made to the design of the properties which he considered fairly standard which would improve the character of the dwellings.  He was also concerned about whether there was sufficient visitor parking on the site.  Group Manager for Planning and Housing, Peter Williams referred to the section of the report regarding highway safety and car parking which indicated that this was satisfactory.

Vote

Councillor Norman Stephens moved and Councillor Paul McMahon seconded the motion.  A recorded vote was taken and members,

RESOLVED to grant planning permission subject to the conditions referred to in the schedule of applications together with a further condition relating to the boundary fence as suggested in the debate on the duplicate application PO955/12/FUL

For 10

Councillors Philip Burford, Judy Davis, Terry Glastonbury,  ...  view the full minutes text for item 5.1

Residential development of 15 affordable dwellings

Residential development of 15 affordable dwellings

Please refer to the late material circulated before the start of the meeting

Principal Planning Officer, Tony Pope, confirmed that this application was an exact duplicate of the previous one and all details were identical.  He again drew attention to the late material in particular the correction to the comments received from the Parish Council.

Public speaking

Speaking as an objector, the speaker took the opportunity to make further comments against this development.  He regarded that many of the comments made by the applicants were untrue, particularly relating to the fact that the land had not been farmed recently.  He again referred to traffic problems and the adverse effect on the street scene.

A further speaker, speaking on behalf of Staunton Parish Council, stated that the majority of our community that have approached this council do not support this application.  In the interests of localism Staunton Parish Council supports their view.  We will give further reasons when you hear our case for the location of affordable housing at Millennium Cottages.

Committee consideration

Councillor Gabriella Kirkpatrick referred to an objection that related to the boundary fence giving the impression of a stockade and asked if this could be amended to something softer such as a hedge or similar.  Group Manager for Planning and Housing, Peter Williams, considered the proposed boundary fence acceptable but confirmed that a condition could be imposed on the consent should members wish to modify the boundary details.

Vote

Councillor Terry Glastonbury moved and Councillor Gabriella Kirkpatrick seconded the motion.  A recorded vote was taken and members,

RESOLVED to grant planning permission subject to the conditions referred to in the schedule of applications together with a further condition relating to the boundary details as suggested at the meeting

For 10

Councillors Philip Burford, Judy Davis, Terry Glastonbury, Val Hobman, Brian Jones, Gabriella Kirkpatrick, Paul McMahon, Norman Stephens, Arthur Thomas, David Thomson

Against 5

Councillors Gethyn Davies, Jane Horne, Graham Morgan, Lynn Sterry, Roger Yeates

Abstentions (0)

Erection of 15 affordable dwellings

Erection of 15 affordable dwellings

Please refer to the late material circulated before the start of the meeting

Principal Planning Officer, Tony Pope stated that this application related to a site in the northern part of the field.  He referred to the late material and to the correction to the Parish Council comments.  This application was recommended for refusal.

Public speaking

Speaking as an objector, the speaker referred to a letter from the Parish Council dated 10 February 2012 which had not been presented to the Committee.  He considered this site to be the worst of the four under consideration and he considered that any scheme should reflect the existing Chartist development.  He pointed out that the Parish and District Councils had been through the procedure to select a suitable site  for the development of affordable housing in Staunton and on balance he felt that this application should be refused.

A further speaker, speaking on behalf of Staunton Parish Council, stated that the majority of our community that have approached this council do not support this application.  In the interests of localism Staunton Parish Council supports their view.  We will give further reasons when you hear our case for the location of affordable housing at Millennium Cottages.

Committee consideration

Councillor Philip Burford pointed out that this site was the furthest away from existing properties and could therefore be considered to be the most suitable.  He questioned however whether it was more important to keep new development away from existing properties or to retain the open space.

Vote

Councillor Gabriella Kirkpatrick moved and Councillor Norman Stephens seconded the motion for refusal.  A recorded vote was taken and members

RESOLVED to refuse the application as detailed in the schedule of applications.

For 11

Councillors Philip Burford, Judy Davis, Terry Glastonbury, Val Hobman, Jane Horne, Brian Jones, Gabriella Kirkpatrick, Paul McMahon, Norman Stephens  Arthur Thomas, David Thomson

Against 4

Councillors Gethyn Davies, Graham Morgan, Lynn Sterry, Roger Yeates

Abstentions (0)

Outline application for the erection of 15 affordable dwellings and extension to existing estate road

Outline application for the erection of 15 affordable dwellings and extension to existing estate road.

Please refer to the late material circulated before the start of the meeting

Principal Planning Officer, Tony Pope, confirmed that this application related to outline planning permission for the erection of 15 affordable dwellings on a site adjoining Millennium Cottages.  He referred to the late material and confirmed that the application was recommended for refusal.

Public speaking

Speaking on behalf of Staunton Parish Council the speaker said that in February this year this committee asked my council to provide more information to demonstrate on what material planning grounds we supported this application.

We do hope that you have all read it, as it provides everything we considered in reaching our decision.

In it we gave good reasons why the location conforms well to the policy requirements for an exception site.

We answered any misconceptions you may have over accessibility, and were also in agreement that it was good practice to locate this proposal for affordable housing with the nine existing dwellings of this type at Millennium Cottages.  A development you permitted, at this exact spot, some ten years ago.

Of the four cases we are considering here, this application stands head and shoulders above the rest.

The designer has taken great pains to consult with local residents and taken their views into consideration.  They have paid exceptional attention to the historic aspects of our village settlement, and have undertaken to specifically identify and address these matters in the design of their scheme.  It is innovative both in architecture and landscaping, and is most sympathetic in character to the surrounding area.

Above all else this is the site of choice of the majority of our community that have approached this council.  To publicise the options we started with a public consultation in October 2010.  This was followed by several open sessions, preceding our council meetings, where the community were free to question applicants, councillors and FODDC representatives on the latest developments.  These open sessions were publicised through word of mouth, posters displayed on our parish notice boards and through the parish magazine.  The subject has appeared as an agenda item on every council meeting since October 2010.  Throughout this period the overwhelming view of the members of our community, that have approached this council, was that it should be located at Millennium Cottages.

Therefore in the interests of localism we commend this application to the committee.

A further speaker, speaking in support of the application felt that the committee was in the unusual position of being asked to consider four applications for identical development in the village.  He indicated that this scheme was supported by Staunton Parish Council and the Strategic Housing Officer.  His Association had a solid track record in providing this type of affordable housing and confirmed that there would be an on-going engagement with the Parish Council and local residents.  He also confirmed that the issues relating to road safety had been resolved.  ...  view the full minutes text for item 5.4

Erection of a new test facility building, (test pit and tank), alterations and extension to factory 2 and new offices, with associated works, generators and water storage

Erection of a new test facility building (test pit and tank), alterations and extension to Factory 2 and new offices, with associated works, generators, water storage etc.

Please refer to the late material circulated before the start of the meeting

Development Manager, Clive Reynolds, reminded members that they had visited this site in July 2012 and their attention was drawn to the late material and in particular to the fact that the issues regarding the existing trees on the site had been addressed.  He pointed out that this development was a significant investment in facilities of a local company and whilst the scale of the main building was large, officers considered it acceptable.  The recommendation was to seek delegated permission as outlined in the late material to address the renewable energy requirements of policy CSP.3.

Public speaking

The applicant’s Agent speaking in support of the application said that he would like to compliment the officers on the way in which they have been very helpful during the application process, from an early pre application meeting with Clive Reynolds and with other officers through the application process.

Proposal is for the testing of very large pumps used for fire prevention in large structures, for example North Sea oil platforms and prestigious multi storey buildings, e.g. in Dubai and elsewhere in the world.

The nature of the use, i.e. emergency use in case of fire does mean that a mechanical failure of the pump is not an option.  It is imperative therefore that these large scale pumps must be tested, typically over a four hour period, to ensure that they work properly.

The proposal is for a testing facility which will be the pre eminent testing facility in Europe, given that at present such pumps are transported elsewhere, e.g. to India for testing.

The facility will secure the continuing prosperity of SPP and its employees into the future. This is a good news story for the manufacturing industry in the Forest of Dean.

We are currently investigating the sustainability issue and the reduction of carbon dioxide emissions by 10%.  There are no easy answers to this issue, given the site constraints.  We wish to comply with the provisions of the policy, obviously we can increase the insulation of the building to reduce energy consumption, although this will not provide renewable energy.  In the event that we are not able to finalise our proposals before 15 October, would the Council consider imposing a condition such as “the proposed development should not be brought into use until a scheme for reducing the carbon dioxide emissions from energy use by 10% has been submitted to and agreed by the Local Planning Authority?

Committee consideration

Councillor Paul MacMahon noted that the issue relating to the trees on this site had been resolved and the matter regarding renewable energy was to be addressed.  He was therefore pleased to support the application which he regarded as a success for the Forest of Dean.  This comment was endorsed by  ...  view the full minutes text for item 5.5

Erection of a dwelling

Erection of a dwelling

Please refer to the late material circulated before the start of the meeting

Development Manager, Clive Reynolds, informed members that this was a scheme to secure permission for a new dwelling in the open countryside under the exceptions criteria for innovative designed dwellings.  Members visited the site earlier in the year and their attention was drawn to the late material.  He pointed out that there had been a delay in the determination process whilst negotiations had continued and in particular the issue of archaeology had been addressed.

Officers were able to support this scheme being a development which if built would add something unique to the district.  The recommendation was for delegated permission subject to a Section 106 agreement to secure the negotiated landscaping and ecology enhancements and subject to the conditions as amended in the late material.

Public speaking

Speaking in support of the application, the Agent said the proposed 3 bed dwelling will be built and occupied by Mr and Mrs Lewis, a property they wish to retire to.

Mr Lewis sought to hand pick a team of advisors who have particular expertise in the domain of achieving the exceptional and the innovative in new country houses.

The architect’s (David Kirkland, Kirkland Fraser Moor) designs for the house have been subject to a long and iterative process in close collaboration with the applicants and also importantly the landscape architect (who is Eleanor Houldcroft at The Land Agency).  The success of this scheme lies in the relationship of the house with the land and so extends the fantastic English County House tradition we have in this country and one that national planning policy (in para 55 of the NPPF) is seeking to achieve.

Your committee report is by necessity comprehensive in its assessment of the merits of the submitted scheme.  Last week I provided commentary to your officers on the content of the report.  I will not nor cannot repeat the content there except to emphasise some key points:

1. design is inevitably a very subjective matter.  Architecture is about more than a creation of shelter.  It can and should also be about creating delight.  However what delights one person challenges another.  It is therefore important that some expert independent advice is sought on such schemes.

The submitted design scheme has been put through a very rigorous review by a panel of independent experts of the Design Council/CABE; one member being Peter Clegg, a very successful architect in his own right and one who has achieved approval for an exceptional new country house.  The outcome from that design review exercise was a resounding YES in approval to the application scheme from the design review panel for the reasons stated in your committee report.  In their words :

“The concept is innovative.  It is exciting, extraordinary and idiosyncratic.  Indeed, it is just the kind of challengingly different scheme that PPS7 is there to bring forward”.

Committee consideration

Councillor Philip Burford felt that although he had not been  ...  view the full minutes text for item 5.6

a)     To confirm that the next sites inspection panel of visits will take place on 18 September 2012

b)     To consider any new applications put forward by elected members, or by the Group Manager for Planning and Housing. These sites are in addition to any that may be identified during the meeting

RESOLVED that the next sites inspection panel will be held on Tuesday 18 September 2012, and that the following sites will be added to the itinerary for that day:-

P1195/12/FUL          Yew Tree Cottage, May Hill, Longhope

P1110/12/FUL            Staunton Court, Ledbury Road, Staunton

P1011/12/FUL          14 Market Street, Cinderford

P1049/12FUL          Land at Yartleton Lane, May Hill

P0734/12FUL          The Hill Mill Lane, Staunton

P1238/12/FUL          Site at Valley Road, Cinderford

The committee to consider report PH.135, detailing the performance of the planning team in dealing with appeal decisions

Development Manager, Clive Reynolds, presented report PH.135, detailing the performance of the planning team in dealing with appeal decisions during the period 1 April to 31 August 2012.  He indicated that for the last three months the team had not achieved the target of 30% of appeals being allowed but as the overall number of appeals is low one or two decisions would significantly alter the statistics.  The monitoring of appeals and scrutiny of refusals will continue and it is significant that there will be a number of inquiries programmed for this year which will be a drain on both officer and council finances.

Councillor Paul MacMahon asked if details of the costs of appeals could be provided in future reports.  Group Manager for Planning and Housing confirmed that this information was contained in the monthly lists but there had been no significant costs against the Council in the last twelve months.

RESOLVED to note report PH.135

Assistant Solicitor, Claire Childs, to present report PH.136

Assistant Solicitor, Claire Childs, presented report PH.136, the purpose of which was to remind members of their requirements to disclose disclosable pecuniary and other interests at planning committee and on the register of interests and to provide a general update on planning committee procedures.  She apologised to members for the omission of Annex A – Interest Identification and Flowchart but she understood that members already had a copy of this document. Any member who did not have a copy was invited to contact her for a copy.

A number of questions were asked by members and the Assistant Solicitor was asked to check whether it was possible to download a referral form from the web site, whether paragraph 2.3 in the report was now still relevant and to look at the constitution with regard to the possible attendance of members at planning site visits who were not members of the committee or a ward member.

RESOLVED to note report PH.136.

9 October 2012

To note: Due to the Police and Crime Commissioner Elections on 15 November 2012, the November Planning Committee meeting will now take place on Thursday 22 November 2012. The meeting on Tuesday 13 November 2012 has been cancelled.

9 October 2012

It was noted that due to the Police and Crime Commissioner Elections on 15 November 2012, the November Planning Committee meeting will take place on Thursday 22 November 2012 and the meeting scheduled for 13 November 2012 has been cancelled