To receive any announcements from the Chairman and any matters of communication.

The Committee noted that due to Cllr Barkers ill heath, Cllr Collins will now be responsible for planning call ins for her Ward – Houghton Conquest & Haynes.

To approve as a correct record, the Minutes of the meeting of the Development Management Committee held on 10 October 2018 (previously circulated).

RESOLVED

that the Minutes of the meeting of the Development Management Committee held on the 10 October 2018 be confirmed and signed by the Chairman as a correct record.

To receive from Members any declarations of interest including membership of Parish/Town Council consulted upon during the application process and the way in which any Member has cast his/her vote.

Address:       The Birches, Hitchin Road, Shefford, SG17 5JB

Change of use from Care Home to transitional accommodation for individuals and families who will be supported by the council to find future accommodation. It is proposed to convert existing layout to provide 13 self-contained flats and 4 individual rooms with shared facilities. All accommodation on the ground floor will be suitable for use by disabled persons. The existing office accommodation will be retained for housing staff with an additional hot desk or ‘set down’ area created for other CBC staff. It is proposed to demolish the existing garage and workshop block to make way for extra parking facilities.

Applicant:     Central Bedfordshire Council

The Committee had before it a report regarding Planning Application No. CB/18/03161/REG3 for change of use from Care Home to transitional accommodation for individuals and families who will be supported by the Council to find future accommodation. It is proposed to convert existing layout to provide 13 self contained flats and 4 individual rooms with shared facilities. All accommodation on the ground floor will be suitable for use by disabled persons. The existing office accommodation will be retained for housing staff with an additional hot desk or ‘set down’ area created for other CBC staff. It is proposed to demolish the existing garage and workshop block to make way for extra parking facilities, at The Birches, Hitchin Road, Shefford, SG17 5JB.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/publicity responses/additional comments and additional/amended conditions as set out in the Late Sheet as well as representations from public speakers.

The public speakers included a representation in objection from Town Councillor Paul Makin, a representation in objection from Mick Allen and a representation from the applicant in support from Carol Rooker.

Committee Members discussed the following points:

•           Some concern was raised about increased crime levels or anti social behaviour resulting from the change of use. Clarity was given on the type of people and families which could be using the accommodation and the possible circumstances that could lead to them residing there. It was noted that all potential residents would be classed as low risk, there would be drive by security and CCTV and one FTE member of staff during working hours as well as facility for other staff to hot desk. The Planning Officer added there is an identified housing need for this type of accommodation for the local community.

•           Members agreed that the proposed parking provision was excessive. Members wanted to retain more of the garden as outside amenity space. The Planning Officer  agreed to condition the retention of the garden space in the application.

•           Members raised concerns over the proposed condition 2 – to use obscure glazing over non bathroom windows. Members agreed that this was not a necessary condition. The Planning Officer agreed that this condition could be removed.

•           Members agreed to move as set out with the additions of conditions 7 and 8 in the late sheet, the amendment of condition 4 in the late sheet, the removal of condition 2 and for a condition removing the excessive parking and retaining more of the garden to be worded by the officers and added to the application.

On being put to the vote for APPROVAL, 11 voted in favour, 1 against and 1 abstention.

RESOLVED

That the Planning Application No. CB/18/03161/REG3 at The Birches, Hitchin Road, Shefford, SG17 5JB, be approved as set out in the schedule attached to these minutes.

Address:       Land West of Hitchin Road, Shefford

                        Nearest Postcode: SG17 5JB

Outline Application for up to 150 new homes and provision of a new lower school site following demolition of existing site buildings (including No19 Queen Elizabeth Close) (all matters reserved except access).

Applicant:     Warden Developments Limited

The Committee had before it a report regarding Planning Application No. CB/18/02298/OUT an outline application for up to 150 new homes and provision of a lower school site following demolition of existing site buildings (including No19 Queen Elizabeth Close) (all matters reserved except access) at Land West of Hitchin Road Shefford, nearest post code, SG17 5JB.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation and additional comments as set out in the Late Sheet as well as representations from public speakers.

The public speakers included a representation in objection from Town Councillor Ken Pollard and a representation in objection from Ian Rawet.

Committee Members discussed the following points:

•           The main concern of local residents represented at the meeting was the demolition of No 19 Queen Elizabeth Close. The Planning Officer reported that the provision of an access through Queen Elizabeth Close was not necessary, for the reasons set out in the Committee Report. Planners were asked to strengthen condition 14 which explained there would be no access via Queen Elizabeth Close, but Permitted Development Rights of the existing dwellings would prohibit this. The Planning Officer was satisfied that the condition was adequate as it stood.

•           Members noted there were concerns of traffic speeding in the area surrounding proposed access, as reported in the speed survey. The Planning Officer drew the Committees attention to Condition 7 which specifies a roundabout and condition 8 which specifies a zebra crossing be provided in immediate vicinity of the roundabouts northern arm, both to be constructed before the occupation of any dwelling.

•           A Ward Member made a number of recommendations to be considered as part of the Reserve Matters application. The Planning Officers agreed to take these forward as informative to the applicant and for Ward Members to be involved in the detailed application stage.

•           Members discussed the benefits of this application, in particular, the provision of a school site and the NHS contribution within the proposed S106 agreement.

•           Members addressed the Education Officer in attendance to clarify when the school could be delivered. It was envisaged this would be in 2021 but that would depend on additional funding. The Planning Officer noted that the transfer of land for the school to the council would happen within a certain time limit and the trigger points for funding contributions for the school would be front loaded.

•           Members agreed that construction times as set out in Condition 1 should be truncated and the Planning Officer agreed to have a discussion with the applicant.

•           Members were disappointed that the application did not include condition for Public Art provision. It was noted that the policy is still being developed. Members agreed that the condition should be included and the Planning Officer would add this to the application should Members be minded to approve.

•           Members agreed to move as set out with the additions of condition 1 being amended to reflect truncation of construction  ...  view the full minutes text for item 87.

Address:       Land to the South of, Arlesey Road, Stotfold,

                        Nearest Postcode: SG5 4HE

Erection of 161 dwellings with 35% Affordable Housing, including an access road, landscaping and all associated ancillary works on land to the south of Arlesey Road.

Applicant:     Linden Limited & All Land Investments (Stotfold) Limited

The Committee had before it a report regarding Planning Application No. CB/18/02232/FULL for erection of 161 dwellings with 35% affordable housing, including an access road, landscaping and all ancillary works at land to the south of Arlesey Road, Stotfold, nearest postcode SG5 4HE

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/publicity responses/additional comments and additional/amended conditions as set out in the Late Sheet as well as representations from public speakers.

The public speakers included a representation in objection from Town Councillor Brian Collier, a representation in objection from Tim Poulston and a representation on behalf of the applicant in support from Nick Laugharne.

Committee Members discussed the following points:

•           Members discussed local concern around a parking issues within this area, particularly around school dropping off and picking up times. The Highways Officer reported he did not see the application would add to this as the homes would be located as such, children would walk to school. He added that a task force had previously looked into the matter and proposed a parking ban around these times. Congestion to the nearby A507 was also discussed, the Planning Officer added that there would be no serious threat to highways safety, therefore that would not be a consideration for refusal of the application.

•           A Ward Member voiced concerns over sustainability of the development, stating lack of amenity and waiting times in the local surgery along with the loss of the major employer within the area. It was noted that the employer was looking to relocate within the village. The Planning Officer added that the development was seen as sustainable from a planning perspective and did not represent over development within the area and it would contribute £1.8m towards education.

•           It was noted that the number of houses proposed in Stotfold was significantly higher than the original number specified in the 2009 core development strategy. Members noted that new planning policies, housing supply demands and different policy contexts have contributed to this rise, along with the NPPF standpoint to encourage housing growth.

•           A discussion was had around clarity of funding to a free school. Although free schools are funded via the ESFA, it was agreed that it was only right and proper that the developer make a contribution via S106 to education and weight should be given to the developer agreeing to those conditions.

•           Members agreed to add an informative with regards to Public Art provision.

•           Members discussed condition 5 which addressed the lighting plan and asked that LED lights consistent with what is already used be specified.

•           Members asked that a wearing course be conditioned.

•           Members asked that condition 18 for electric vehicle charging points for each dwelling be amended to include public charging points.

•           Members agreed to move as set out with the additions of conditions and amended conditions as set out in the late sheet, the addition of a specification of LED lights in condition  ...  view the full minutes text for item 88.

Address:       Grange Nurseries, The Green , Beeston, Sandy, SG19 1PG

Erection of a new building/extension for storage. This is a revised version of CB/18/01299/FULL.

Applicant:     Bulldog Steel Fabrications

The Committee had before it a report regarding Planning Application No. CB/18/02439/FULL for an erection of a new building/extension for storage (a revised version of CB/18/01299/FULL) at Grange Nurseries, The Green, Beeston, Sandy, SG19 1PG.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/publicity responses and additional/amended conditions as set out in the Late Sheet as well as representations from public speakers.

The public speakers included a representation in objection from Town Councillor Nigel Aldis, a representation in objection from Julian Shuba and a representation from an agent for the applicant in support from Graham Robinson.

Committee Members discussed the following points:

•           Members noted there was an ongoing enforcement issue with the applicant on an adjacent site and a history of retrospective planning applications, but that they did not directly relate to the current application.

•           A major concern of a neighbour was the hobby activities taking place without the proper permissions on the application site. The activities included the storing and moving of military vehicles. Members suggested that Condition 4 be strengthened to limit the use, to only be used for storage of materials and so forth as suggested in condition 4 and that the deed of variation of the legal agreement, which includes hours of operations, was updated to state no activities on site outside of working hours. The Planning Officer reported that the applicant has agreed to remove all hobby related vehicles and if they were found to be stored there in future it would be contrary to the application conditions and would constitute a change of use.

•           After discussion a Member stated he thought the amendments to conditions as above were unnecessary and moved to approve the application as set out in the officers report, without the amended conditions.

On being put to the vote for APPROVAL, 5 voted in favour, 7 against and 1 abstention. The motion was lost.

•           Members agreed to move as set out with the additions of the strengthened condition 4 to include wording to limit the use, to only be used for storage of materials and so forth as suggested in condition 4 and that the deed of variation of the legal agreement, which includes hours of operations, was updated as per the officers report and to further state no activities on site outside of working hours.  and the amendment to conditions 6 in the late sheet.

On being put to the vote for APPROVAL, 8 voted in favour, 3 against and 2 abstentions.

RESOLVED

That the Planning Application No. CB/18/02439/FULL at Grange Nurseries, The Green, Beeston, Sandy, SG19 1PG, be approved as set out in the schedule attached to these minutes.

Address:       Land off Hitchin Lane, Clifton

                        Nearest Postcode: SG17 5RS

Outline Application – Proposed residential development of 24 units and all ancillary works.

Applicant:     J.C.Gill Developments Ltd

The Committee had before it a report regarding Planning Application No. CB/18/01628/OUT   an outline application for development of 22 units and all ancillary works at Land off Hitchin Road, Clifton, nearest postcode SG17 5RS.

In advance of consideration of the application the Committee’s attention was drawn to additional comments and amended conditions as set out in the Late Sheet as well as representations from public speakers. The Committee were also verbally updated on the revised wording of condition 7.

The public speakers included a representation in objection from Parish Councillor Ray Dart and a representation in objection from Roger Manning.

Committee Members discussed the following points:

•           Concerns over Hitchin Lane becoming a rat run to access the A507 and parking issues in Hitchin Lane were discussed. The Planning officer advised that the Highway Authority has raised no objection to this proposal in relation to highway safety or capacity. Any link road between New Road and Hitchin Lane is subject to a separate application which has yet to be determined, and although a material consideration the impact of such a link is not caused by this proposal.

•           It was advised that the proposed development would need to meet the Council’s car parking standards, whereby the existing on street car parking on Hitchin Lane should therefore not be made materially worse. Any improvements to car parking provision for existing properties on Hitchin Lane was beyond the existing scope of the application and it would not be reasonable to impose an obligation or condition upon this development that would require such improvements.

•           It was alleged that the nearby ‘Crown Pub’ roundabout was at capacity in the mornings. The Highways officer responded that as the application was for 22 dwellings there had been no requirement for a transport assessment (the threshold is 50 dwellings). He added that due to the scale of the proposal that the development would not have a severe impact on the capacity of the highway network and would therefore be considered acceptable.

•           Advice was sought in relation as to whether it was reasonable to require traffic calming on Hitchin Lane and whether this could be shared with the Mears site. It was advised by the Planning and Highways Officers that any link road between New Road and Hitchin Lane is subject to a separate application which has yet to be determined, and although a material consideration the impact of such a link is not caused by this proposal. It was advised that the outline planning permission and S106 agreements for the Mears Development had already been issued and signed, whereby no additional conditions or obligations from that development could be imposed. It was advised that an obligation or condition would need to pass the relevant tests which include whether the traffic calming measures were reasonable and necessary. It was advised that such obligations upon a cul-de-sac development would not generate traffic which would make traffic calming reasonable or necessary. Members determined not to seek such conditions  ...  view the full minutes text for item 90.

Address:       51 Hardy Way, Fairfield, Hitchin, SG5 4GL

Single storey rear extension, loft conversion and raised decking area.

Applicant:     Mr Hull

The Committee had before it a report regarding Planning Application No. CB/18/03090/FULL for a single story rear extension, loft conversion and raised decking area at 51 Hardy Way, Fairfield, Hitchin, SG5 4GL.

In advance of consideration of the application the Committee’s attention was drawn to representations from public speakers.

The public speaker included a representation in objection from Parish Councillor Chris Bidwell.

Committee Members discussed the following points:

•           The public speaker noted that he had received complaints from neighbouring properties about the overbearing impact the application could have on their properties. The Planning Officer had not received any neighbour objection.

•           A Ward Member discussed the commitment to great design the committee should have going forward using Fairfield as an example. Members agreed it was important to keep the character of the area but noted the extension was to the rear of the property lessening the impact on the character and appearance of the area.

•           The Planning Officer noted that the plans feature a rear dormer and this could be constructed under permitted development rights so therefore the committee could not refuse that element even though it is contrary to policy 1 of the Fairfield neighbourhood plan. It was noted that many properties within Fairfield do not have permitted development rights to protect the character of the area. The applicant’s property does have these rights.

•           Members agreed to move as set out.

On being put to the vote for APPROVAL, 9 voted in favour, 2 against and 1 abstention.

RESOLVED

That the Planning Application No. CB/18/03090/FULL at 51 Hardy Way, Fairfield, Hitchin, SG5 4GL, be approved as set out in the schedule attached to these minutes.

Address:       Land rear and side of Hampden House, Hitchin Road, Arlesey, SG15 6RS

Outline Application – A residential development of up to 58 dwellings including all ancillary works on land to the rear and side of Hampden  House, Hitchin Road, Arlesey with all matters reserved except access following the demolition of the existing buildings on the site.

Applicant:     GPS Estates Ltd

The Committee had before it a report regarding Planning Application No. CB/18/00196/OUT an outline application for a residential development of up to 58 dwellings including all ancillary works on land to the rear and side of Hampden House with all matters reserved except access following the demolition of the existing buildings on the site at Land to rear and side of Hampden House, Hitchin Road, Arlesey, SG15 6RS.

There were no public speakers or additions in the late sheet.

Committee Members discussed the following points:

•           A concern of the Town Council over loss of employment land was discussed. The Planning Officer reported that the current buildings have become unlettable due to new EPC Regulations making them too expensive to bring up to standard.

•           The proximity of the proposed dwellings to the cement works raised questions over noise issues. The Planning Officer said the developer has gone through noise testing and this will be addressed through conditions and scrutinised at the reserve matters stage.

•           The loss of HGV movement within the area was seen as a positive and balanced against the new vehicle movements which would be a consequence of the new dwellings.

•           It was noted that MANOP had not been consulted on this application, it was agreed to consult them at reserve matters stage.

•           Members agreed that this was not a very ‘green’ application and asked planners for an informative to make it as green as possible and that reserve matters should include provision for electrical vehicle charging points at every parking space.

•           Members agreed to move as set out with the additions of the green informative and that reserve matters application should include provision for electrical vehicle charging points at every parking space.

On being put to the vote for APPROVAL, 10 voted in favour, 1 against and 1 abstention.

RESOLVED

That the Planning Application No. CB/18/00196/OUT at Land to rear and side of Hampden House, Hitchin Road, Arlesey, SG15 6RS, be approved as set out in the schedule attached to these minutes.

Address:       Fulbrook Middle School, Weathercock Lane, Aspley Guise,

Milton Keynes, MK17 8NP

The construction of a synthetic turf pitch with associated floodlighting, fencing and ancillary features.

Applicant:     Fulbrook Middle School

The Committee had before it a report regarding Planning Application No. CB/17/04133/FULL for the construction of a synthetic turf pitch with associated floodlighting, fencing and ancillary features at Fulbrook Middle School, Weathercock Lane, Aspley Guise, Milton Keynes, MK17 8NP.

Members proposed to defer this item at least 2 cycles to allow officers to respond to concerns raised within the late sheet.

On being put to the vote for DEFERRAL, it was unanimous

RESOLVED

That the Planning Application No. CB/17/04133/FULL at Fulbrook Middle School, Weathercock Lane, Aspley Guise, Milton Keynes, MK17 8NP, be deferred at least two cycles.

Address:       Houghton Regis Central, High Street, Houghton Regis, Dunstable, LU5 5QY

Variation of Condition 29 of planning permission CB/16/03378/FULL (Phased Construction of a new Independent Living Scheme for Older Persons comprising 168 apartments with support facilities, a Restaurant & Bar, Retail Units, Café, 2no Reablement Suites, the conversion and Change of Use of a Grade 2 listed building and the demolition of an existing Sheltered Housing scheme with associated parking and landscaping). Natural stone cladding on external walls to be replaced with Sto Lotusan through-colour render. Colour to be 31237.

Applicant:     Assets Directorate, Central Bedfordshire Council

This item was withdrawn by the applicant prior to the meeting.

Address:       Houghton Regis Central, High Street, Houghton Regis, Dunstable, LU5 5QT

Variation of Condition 29 of planning permission CB/16/3378/FULL (Phased Construction of a new Independent Living Scheme for Older Persons comprising 168 apartments with support facilities, a Restaurant & Bar, Retail Units, Café, 2no Reablement Suites, the conversion and Change of Use of a Grade 2 listed building and the demolition of an existing Sheltered Housing scheme with associated parking and landscaping). All instances of Aurubis copper to flat roofs, first floor canopies and wall claddings replaced with Zinc in standing seam finish.

Applicant:     Assets Directorate, Central Bedfordshire Council

The Committee had before it a report regarding Planning Application No. CB/18/02171/VOC for a variation of condition 29 of planning permission CB/16/3378/FULL – All instances of Aurubis copper to flat roofs, first floor canopies and wall claddings replaced with zinc in standing seam finish, at Houghton Regis Central, High Street, Houghton Regis, Dunstable, LU5 5QT.

In advance of consideration of the application the Committee’s attention was drawn to representations from a public speaker.

The public speaker included a representation in objection from Town Councillor James Carroll.

Committee Members discussed the following points:

•           Other buildings in the area had copper roofs, most notably the church spire.

•           It was noted that the copper, which would turn green with time to match with the church and other buildings, was a major selling point within the public consultation and an important aspect of the design.

•           The cost implication to move to zinc would amount to £120k saving.

•           Members moved to refuse the application on the grounds of loss of quality with changing copper to zinc, which would be contrary to public expectation.  The change in material would present an appearance incompatible with the surrounding buildings

On being put to the vote for REFUSAL, 7 voted in favour, 0 against and 4 abstention.

RESOLVED

That the Planning Application No. CB/18/02171/VOC at Houghton Regis Central, High Street, Houghton Regis, Dunstable, LU5 5QT be refused.

Please note this item was withdrawn following the meeting therefore there is no schedule attached to these minutes.

Address:       Houghton Regis Central, High Street, Houghton Regis, Dunstable, LU5 5QT

Variation of Condition 10 of Listed Building Consent CB/16/3379/LB (Phased Construction of a new Independent Living Scheme for Older Persons comprising 168 apartments with support facilities, a Restaurant & Bar, Retail Units, Café, 2no Reablement Suites, the conversion and Change of Use of a Grade 2 listed building and the demolition of an existing Sheltered Housing scheme with associated parking and landscaping). Natural stone cladding on external walls to be replaced with Sto Lotusan through-colour render. Colour to be 31237.

Applicant:     Assets Directorate, Central Bedfordshire Council

This item was withdrawn by the applicant prior to the meeting.

Address:       Houghton Regis Central, High Street, Houghton Regis, Dunstable, LU5 5QT

Variation of Condition 10 of Listed Building Consent CB/16/3379/LB (Phased Construction of a new Independent Living Scheme for Older Persons comprising 168 apartments with support facilities, a Restaurant & Bar, Retail Units, Café, 2no Reablement Suites, the conversion and Change of Use of a Grade 2 listed building and the demolition of an existing Sheltered Housing scheme with associated parking and landscaping). All instances of Aurubis copper to flat roofs, first floor canopies and wall claddings replaced with Zinc in standing seam finish.

Applicant:     Assets Directorate, Central Bedfordshire Council

The Committee had before it a report regarding Planning Application No. CB/18/03290/VOC for a variation of condition 10 of Listed Building consent CB/16/3379/LB – All instances of Aurubis copper to flat roofs, first floor canopies and wall claddings replaced with zinc in standing seam finish, at Houghton Regis Central, High Street, Houghton Regis, Dunstable, LU5 5QT.

In advance of consideration of the application the Committee’s attention was drawn to additional consultation/publicity responses/additional comments as set out in the Late Sheet as well as representations from a public speaker.

The public speaker included a representation in objection from Town Councillor James Carroll.

Committee Members noted the following points as discussed in the application under item 14:

•           Other buildings in the area had copper roofs, most notably the church spire.

•           It was noted that the copper, which would turn green with time to match with the church and other buildings, was a major selling point within the public consultation and an important aspect of the design.

•           The cost implication to move to zinc would amount to £120k saving.

•           Members moved to refuse the application on the grounds of loss of quality with changing copper to zinc, which would be contrary to public expectation.  The change in material would present an appearance incompatible with the surrounding buildings.

On being put to the vote for REFUSAL, 7 voted in favour, 0 against and 4 abstention.

RESOLVED

That the Planning Application No. CB/18/02171/VOC at Houghton Regis Central, High Street, Houghton Regis, Dunstable, LU5 5QT be refused.

Please note this item was withdrawn following the meeting therefore there is no schedule attached to these minutes.

To consider endorsing the Land East of Biggleswade Development brief for development management purposes (copy attached).

The Committee had before it a Development Brief for Land East of Biggleswade 2018 (Appendix A).

The Committee unanimously endorsed the Development Brief for development management purposes with the amendment that the details are minimum design guide and policy compliant at the time the applications are received.

To receive and note, prior to considering the planning applications contained in the schedules above, any additional information detailed in the Late Sheet to be circulated on 6 November 2018.

Under the provisions of the Members Planning Code of Good Practice, Members are requested to note that the next Development Management Committee will be held on 5 December 2018 and the Site Inspections will be undertaken on 3 December 2018.