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PAPER B ISLE OF WIGHT COUNCIL PLANNING SUB COMMITTEE - TUESDAY, 19 FEBRUARY 2013 REPORT OF THE HEAD OF PLANNING AND REGULATORY SERVICES WARNING

1. THE RECOMMENDATIONS CONTAINED IN THIS REPORT OTHER THAN PART 1 SCHEDULE AND DECISIONS ARE DISCLOSED FOR INFORMATION PURPOSES ONLY.

2. THE RECOMMENDATIONS WILL BE CONSIDERED ON THE DATE INDICATED

ABOVE IN THE FIRST INSTANCE. (In some circumstances, consideration of an item may be deferred to a later meeting).

3. THE RECOMMENDATIONS MAY OR MAY NOT BE ACCEPTED BY THE

PLANNING COMMITTEE AND MAY BE SUBJECT TO ALTERATION IN THE LIGHT OF FURTHER INFORMATION RECEIVED BY THE OFFICERS AND PRESENTED TO MEMBERS AT MEETINGS.

4. YOU ARE ADVISED TO CHECK WITH THE DIRECTORATE OF ECONOMY AND

ENVIRONMENT (TEL: 821000) AS TO WHETHER OR NOT A DECISION HAS BEEN TAKEN ON ANY ITEM BEFORE YOU TAKE ANY ACTION ON ANY OF THE RECOMMENDATIONS CONTAINED IN THIS REPORT.

5. THE COUNCIL CANNOT ACCEPT ANY RESPONSIBILITY FOR THE

CONSEQUENCES OF ANY ACTION TAKEN BY ANY PERSON ON ANY OF THE RECOMMENDATIONS.

Background Papers

The various documents, letters and other correspondence referred to in the Report in respect of each planning application or other item of business.

Members are advised that every application on this report has been considered against a background of the implications of the Crime and Disorder Act 1998 and, where necessary, consultations have taken place with the Crime and Disorder Facilitator and Architectural Liaison Officer. Any responses received prior to publication are featured in the report under the heading Representations.

Members are advised that every application on this report has been considered against a background of the implications of the Human Rights Act 1998 and, following advice from the Deputy Director of Resources (Corporate Governance), in recognition of a duty to give reasons for a decision, each report will include a section explaining and giving a justification for the recommendation.

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LIST OF PLANNING APPLICATIONS TO COMMITTEE – 19 FEBRUARY 2013 01 P/01332/11 TCP/23150/D Freshwater Conditional

Permission Page 4 West Wight County Middle School, Windmill Lane,

Freshwater, Isle of Wight. Demolition of existing school; outline for residential development of 50 dwellings with associated parking (revised description - revised plans - revised site layout) (readvertised application).

02 P/01837/12 TCP/30862/A Gurnard Conditional

Permission Page 25 76 Worsley Road, Cowes, Isle of Wight.

Demolition of dwelling; proposed dwelling; alterations to vehicular access and provision of parking area (revised scheme).

03 P/01215/12 TCP/13719/G Freshwater Conditional

Permission Page 38 Land between and rear of May Cottage and West

Wind, Bay Road, Freshwater, Isle of Wight. Proposed residential development of 2 bungalows with parking (revised scheme)(revised site plan)(readvertised application).

04 P/00773/12 TCP/29520/B Newchurch Conditional

Permission Page 51 Sunnycrest Nurseries, Wackland Lane,

Newchurch, Sandown, Isle of Wight. Change of use from nursery to holiday use (touring caravans) in association with Southlands Camping Park; stopping up of vehicle access onto Wacklands Lane; provision of outdoor swimming pool with associated facilities; alterations to existing toilet block to upgrade facilities.

05 P/01616/12 TCP/31269 East Cowes Conditional

Permission Page 63 Land adjacent 2b Adam Terrace off, St. Davids

Road, East Cowes, Isle of Wight. Pair of semi-detached houses with parking (revised plans) (reduced scheme).

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06 P/01621/12 TCP/27373/B Whippingham Conditional

Permission Page 73 Part OS Parcel 2721, land opposite Primrose

Cottages, Mount Road, East Cowes, Isle of Wight. Alterations and conversion of existing barn to form one unit of holiday accommodation including recladding of barn and new deck area (revised scheme).

07 P/01532/12 TCP/23899/K Nettlestone

and Seaview Conditional Permission

Page 84 Tesco Stores Ltd, Brading Road, Ryde, Isle of Wight. Proposed installation of detached dry cleaning, key cutting and shoe repair pod.

01 Reference Number: P/01332/11 - TCP/23150/D Parish/Name: Freshwater - Ward/Name: Freshwater South Registration Date: 19/09/2011 - Full Planning Permission Officer: Steve Wiltshire Tel: (01983) 823552 Applicant: Isle of Wight Council Demolition of existing school; outline for residential development of 50 dwellings with associated parking (revised description - revised plans - revised site layout) (readvertised application) West Wight County Middle School, Windmill Lane, Freshwater, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION This planning application has been referred to the Planning Sub-Committee for consideration in line with the Council’s Constitution since the application has been submitted on behalf the Isle of Wight Council and involves the development of Council owned land.

MAIN CONSIDERATIONS The main issues in the consideration of this planning application are;

• The principle of residential development at this location within the West Wight Smaller Regeneration Area.

• Layout, scale and visual impact of the proposed development. • The acceptability of the proposed levels of affordable housing. • Impact on the amenities of neighbouring properties. • Impact on trees. • Impact on ecology. • Access and parking arrangements. • Whether the loss of an existing school building, community facility and playing field is

acceptable.

1. Details of Application

1.1. The application seeks outline planning permission for a residential development on

1.55 hectares of land comprising the former West Wight County Middle School, Windmill Lane, Freshwater. Matters relating to access, layout and scale have been put forward for detailed consideration, with matters relating to appearance and landscaping deferred to a future reserved matters application.

1.2 The submitted plans show that the redevelopment of this site would provide a total of 50 new dwellings, which are shown to be a mix of terraced and semi-detached houses. The properties are mainly shown to be served via Windmill Lane, with dwellings fronting the southern side of this highway and the formation of two new cul-de-sac estate roads from Windmill Lane serving the majority of the dwellings. In addition, 6 semi-detached houses would be positioned along the western boundary of the site, fronting onto an existing spur from Queens Road.

1.3 The plans show that each of the dwellings would be two storeys in height under gabled roofs. The proposed dwellings are shown to comprise a range of 5 house types and would provide a mix of 2 and 3 bedroom units as set out in the schedule

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below; • 28 x Type 1 – 3 bed • 6 x Type 1A – 2 bed adaptable • 2 x Type 2 – 3 bed • 8 x Type 3 – 2 bed • 6 x Type 4 – 2 bed

Each of the dwellings would have a small front garden area and a private garden area to the rear. On site parking would be provided on hard standing areas for each of the dwellings, with the total on-site provision amounting to 100 spaces, including 11 visitor spaces.

1.4 The layout plan shows that the existing public footpath (F39) running east / west across the site, linking Queens Road with Camp Road, would be retained as part of the development, with the incorporation of a linear landscaped open space which includes the high amenity trees and orchard area to the south of this footpath. A new public access gate would be provided from the footpath into the Council owned playing fields lying adjacent to the eastern boundary. In addition, an emergency access has been retained from Windmill Close to the playing pitches and West Wight Sports Centre.

1.5 The application has been supported by; a Design and Access Statement, Planning Statement, Drainage Strategy, Flood Risk Assessment, Transport Statement, Stage 1 Road Safety Audit, Tree Report, Ecological Scoping Survey and a Bat Survey.

2. Location and Site Characteristics

2.1 The application site comprises a broadly rectangular shaped area of land extending

to 1.55 hectares situated on the eastern side of Queens Road, Freshwater. The site is currently occupied by a range of single storey buildings and hard surfaced areas which housed the former West Wight Middle School.

2.2 The existing buildings on the application site comprise a school building of a late Victorian design fronting onto Queens Road which is constructed of red brick under a double gabled slate roof with projecting half hipped roof to the western elevation. To the east of the original school building are attached a range of later extensions, which are built of red brick with flat roofs. The majority of the land around the buildings is hard surfaced with tarmac, used as children’s play areas and for car parking. To the south of the school buildings, and separated by public footpath (F39), is an informal playing field extending to 0.43 Ha, with an orchard area to the east of around 0.14 Ha. The application site is raised around 2 metres above the level of Queens Road to the west, with the site itself being relatively flat.

2.3 The application site is set back around 25 metres from the Queens Road carriageway, with a short spur road looping round a linear landscaped open space. The spur serves residential properties along Queens Road, as well as linking into the school and Windmill Road. There is a car park to serve the school buildings at the eastern end of Windmill Road.

2.4 Residential properties fronting Queens Road are situated to the north and south of the application site, and these properties are a mix of two storey semi-detached and terraced Victorian style houses. Lea Croft Cottage is a detached dwelling situated to the rear of properties in Queens Road, and served via a private drive running along the southern boundary of the application site. The rear garden areas of established dwellings in Camp Road back onto the southern boundary of the application site in the area currently occupied by the school playing field.

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2.5 Windmill Lane forms the northern boundary of the application, with a mix of detached and semi-detached dwellings fronting the northern edge of Windmill Lane, Sports fields associated with the West Wight Sports Centre are located to the north-east of the application site.

3. Relevant History

3.1. There is no relevant planning history pertaining to this planning application, other than

the previous education use of this site. 4. Development Plan Policy

4.1. National Planning Policy Framework.

The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to):

• making it easier for jobs to be created in cities, towns and villages • moving from a net loss of bio-diversity to achieving net gains for nature • replacing poor design with better design

• improving the conditions in which people live, work, travel and take leisure

and • widening the choice of high quality homes

4.2 Island Plan Core Strategy.

The following policies from the Core Strategy are considered to be relevant to the consideration of this application.

• SP1 - Spatial Strategy – Supports development on appropriate land within or immediately adjacent the defined settlement boundaries of the Key Regeneration Areas, Smaller Regeneration Areas and Rural Service Centres. Freshwater is identified as a forming part of the West Wight Smaller Regeneration Area, and the application site is within the defined settlement boundary of Freshwater.

• SP2 - Housing – Sets out a distribution for the delivery of new housing on

the Island, including the provision of 240 new dwellings within the West Wight Smaller Regeneration Area over the period 2011 – 2027.

• SP5 - Environment – Offers support for proposals that protect, conserve and

/ or enhance the Island’s natural and historic environments, and to protect the integrity of internal, national and local designations.

• DM2 - Design Quality for New Development – Gives support to proposals for

high quality and inclusive design to protect, conserve and enhance the existing environment whilst allowing change to take place. The policy states that relevant information relating to the site size, location and context is required and that proposals will be expected to provide an attractive, functional and adaptable built environment, optimise the potential of the site

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taking into account constraints, be appropriately landscaped and compliment the surrounding area.

• DM3 – Balanced Mix of Housing – Supports proposals that provide an

appropriate mix of housing types and sizes, to create inclusive and sustainable communities.

• DM4 – Locally Affordable Housing – In this location the Council expects that

the development will provide 35% of the dwellings as on site affordable housing. The target mix of 70% of affordable housing to be social / affordable rented and 30% for intermediate tenures.

• DM5 – Housing for Older People – Major development proposals will be

expected to deliver between 20 – 25% of the site as suitable for older people.

• DM7 – Social and Community Infrastructure – The loss of existing social and community infrastructure will only be permitted when it can be demonstrated that the facility is neither no longer needed for its original purpose, nor viable for any other community use, or if appropriate, where an alternative facility can be provided in a location with at least an equal level of accessibility for the community.

• DM12 - Landscape, Seascape, Biodiversity and Geodiversity – Supports

proposals that conserve, enhance, and promote the landscape, seascape, biodiversity and geological interest of the Island.

• DM14 Flood Risk – Requires major new developments on sites over 0.25 Ha

in flood zone 1 to be accompanied by a Flood Risk Assessment.

• DM17 – Sustainable Travel – Supports proposals that increase travel choice. Requires developments to comply with the Council’s Residential and Non-Residential Parking Guidance SPD.

5. Consultee and Third Party Comments

5.1 Internal Consultees

Tree Officer – Raises no objection to the proposal on the basis of the revised plans which minimise potential impact from the development on trees of high amenity value. Conditions are requested in the event of a recommendation for approval. Senior Ecology Officer – Advises that bat use of the building is not an issue in the determination of this application. Requests the imposition of a condition relating to badgers and further surveys to be undertaken in the event of approval. Highways Engineer – Raises no objection to the proposal. Conditions are requested in the event of a recommendation for approval. Environmental Health Officer - Has no adverse comment to make in respect of this application as regards noise, odour fumes etc. Recommends a condition to control asbestos, if found during the demolition process.

5.2 External Consultees Environment Agency – Has no objection to the proposed development. Comment that the development would lead to a reduction in surface water flow rates from the

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site. Natural England – Comment that the application does not appear to affect any statutory protected sites or landscapes. Natural England refer to their standing advice for protected species. Southern Water – Raise no objection to the proposal. Request the imposition of a condition requiring the means of foul and surface water disposal. Sport England – Has withdrawn its objection based on an original school reorganisation proposal and has since confirmed that it has no comments to make on the current proposals.

5.3 Parish/Town Council Comments Freshwater Parish Council – Resolved to make no objection to this application. However, the Parish Council commented on the following issues;

• When a detailed application is made it should include a reduction in density in the Camp Lodge playing field area.

• Vehicular access to the Camp Lodge area is across a public footpath. • Concerns about sewers and drainage should be addressed through a

detailed application. • The consultation period for the application was made during the

Christmas period. • Note that Freshwater Village Association has requested a public meeting

to cover all Council development in the area.

5.4 Third Party Representations The application was originally advertised for a three week period ending on 21 October 2011. At which point 24 letters of representation were received from third parties which objected to the proposal.

5.5 Following extensive negotiations on the proposal, the application was re-advertised on the basis of a revised site area, layout and tree information on 21 December 2012. At this time 27 letters of representation have been received from third parties, including Island Watch, Isle of Wight Badger Trust and Freshwater Village Association, which object to the proposal on the following planning grounds as summarised below.

• West Wight Middle School is an historic building and should be listed. • Adverse impact on the local highway network from increased traffic

movements and parking • Impact on flooding in Queens Road. • The application does not reflect the housing needs of the local community

and should be delayed until the housing needs information for Freshwater and results of the 2011 Census are published.

• The site is ideal for elderly persons or persons with restricted mobility. • The future educational needs of the area should be taken into account. • The facilities in the local area cannot cope with the increase in population. • No development should take place on the Camp Lodge field. • Adverse impact on the public footpath. • Adverse impact on wildlife. • The building should be used for alternative community uses. • The application does not accord with the policies of the development plan.

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• No proven local housing need. • The application involves the development of Common Land and incorrect

procedures have been followed. • There has been no public consultation on the future of the school.

5.6 The application was subject to a targeted reconsultation to the Parish Council and

local residents in Camp Road, ending on 6 February 2013, relating to minor revisions to the siting of plots 36 to 39 and hard-surfacing materials in the vicinity of high amenity trees. At the point of writing this report, no additional letters of representation have arisen as a result of this targeted consultation. Any further letters received will be reported to Members in the late letters report.

6. Evaluation

6.1

Policy Considerations The Island Plan Core Strategy identifies the application site as being within the defined settlement boundary for Freshwater and as such is within the West Wight Smaller Regeneration Area. There are no other designations pertaining to the application site.

6.2 Principle of Development Policy SP1 (Spatial Strategy) of the Island Plan Core Strategy identifies the application site as being situated within the settlement boundary of Freshwater Smaller Regeneration Area, which is seen as the focus for new development within the area. Policy SP2 (Housing) seeks the provision of 240 dwellings within the West Wight Smaller Regeneration over the plan period, therefore the development would make a significant contribution towards this provision.

6.3 For these reasons the principle of residential development in this location is in accordance with the aims of Policies SP1 and SP2 of the Core Strategy.

6.4 Layout, Scale and Visual Impact. Members should note that details for the external appearance of the proposed dwellings and the landscaping of the site have not been put forward for consideration as part of this outline planning application. Therefore it is the site layout and scale which have been put forward as matters for detailed consideration.

6.5 The application site comprises a broadly rectangular shaped area of land extending to 1.55 hectares situated on the eastern side of Queens Road, Freshwater. The existing buildings on the application site comprise a late Victorian school building fronting onto Queens Road, constructed of red brick under a slate roof, which has been substantially extended to the east with a range of later flat roofed extensions. The surrounding development is mixed in age and design, comprising a mix of semi-detached and terraced two storey dwellings of Victorian design fronting Queens Road, with more modern two storey dwellings, again of a traditional design, fronting Windmill Road.

6.6 The plans as now proposed show that the redevelopment of this site would provide a total of 50 new dwellings, which are proposed as a mix of terraced and semi-detached houses. The application, and supporting indicative 3d perspective drawings, proposes that each of the dwellings would be two storeys in scale under gabled roofs. From an inspection of the surrounding area, Officers consider the scale of the proposed dwellings to be in accordance with the prevailing pattern of existing development in the area. As highlighted above, external appearance would

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be considered through a future reserved matters application.

6.7 The majority of properties would be served via Windmill Lane, with dwellings fronting the southern side of this highway and the formation of two new cul-de-sac style estate roads from Windmill Lane serving the majority of the dwellings. Six semi-detached houses would be positioned along the western boundary of the site, fronting onto an existing spur from Queens Road. Each of the dwellings would have a small front garden area and a private garden area to the rear.

6.8 The provision of 6 semi-detached houses along the Queens Road frontage, each with a front garden area of around 5 metres, rear garden area of around 15 metres, with off-street parking to the side of the dwelling, reflects the pattern of development in this location and is considered to be of acceptable form and layout.

6.9 The submitted plans propose a mix of semi-detached and terraced dwellings along the southern frontage of Windmill Lane, each with small front garden areas and on-site parking to the side or rear of the dwelling. The remainder of the site is shown to be served via two cul-de-sac style arrangements, with groups of dwellings linked via shared surface areas and private drives. The overall layout would provide for suitable set back distances from the roads and footpaths, and is at density and form which is in keeping with the character and appearance of the area. Officers conclude that each of the dwellings would be provided with a suitable private amenity area and that the separation distances between the proposed dwellings, subject to detailed consideration of window positions, would provide future occupiers with an acceptable level of living conditions.

6.10 Boundary treatments, in particular to the front of the properties along the Queens Road and Windmill Lane frontages, to the public footpath crossing the site, as well as structural landscaping would be critical to the visual setting and success of the development within the street scene. These treatments would need to be fully considered through the landscaping issue of a future reserved matters application. These details would also need to include a management plan, including the formation of a management company, which clearly identifies how the areas of open space within the development would be maintained and managed. Since this outline planning application seeks to establish the principle for the development, Officers advise that the delivery of an open space management and maintenance plan would need to be secured through a legal agreement.

6.11 For these reasons the layout and scale of the proposed development is considered to be in keeping with the existing pattern of development in the surrounding area and thus is in accordance with the aims of Policy DM2 (Design Quality for New Development) of the Core Strategy.

6.12 Provision of Affordable Housing. Policy DM4 (Locally Affordable Housing) of the Core Strategy seeks the provision of 35% of the development as on-site affordable housing, based on developments of 10 or more dwellings in all locations outside Key Regeneration Areas. Since the development would provide a total of 50 dwellings, the Council would seek this on-site provision to be made as part of the development.

6.13 The applicant has confirmed at part of this application that they are willing to enter into a legal agreement under S.106 of the Town and Country Planning Act 1990, to secure the provision of 35% on-site provision of affordable housing, which would meet the requirements of Policy DM4.

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6.14 For Members information, the Council’s Delegated Decision Notice 44/12 (Sale of the Former West Wight Middle School) confirms that it is the intention of the special purchaser (Spectrum Housing Group) to provide 69% affordable housing on site which equates to 35 units.

6.15 Information from the Local Housing Authority (18 December 2012) confirms that there are the following numbers of households on the register who require the following social/affordable rented accommodation in Freshwater:

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bed 2

bed 3

bed 4

bed 5

bed 6

bed Total Freshwater 896 475 294 89 13 2 1769

The development would therefore contribute towards the housing requirement for 2 and 3 bedroom properties within the Freshwater area.

6.16 Officers consider that the proposal meets the aims of Policy DM4. In the event that Members resolve to grant conditional approval of the outline planning application, this resolution would need to be subject to the completion of a Legal Agreement securing a minimum 35% on-site provision of affordable housing.

6.17 Balanced Mix of Housing. Policy DM3 (Balanced Mix of Housing) of the Core Strategy supports development proposals which provide an appropriate mix of housing types and sizes. This should reflect the most up-to-date Strategic Housing Market Assessment (SHMA), contribute to meeting the identified housing needs for the local area, and contribute to meeting specialist housing requirements.

6.18 Officers conclude that the affordable housing element of the scheme would contribute to meeting identified needs for affordable housing in Freshwater.

6.19 Officers note that the Council’s Delegated decision report 44/12 (04 JANUARY 2013), as discussed above, it is the intention of the purchaser (Spectrum Housing Group) to provide 69% affordable housing on site. Therefore In terms of the market housing element of the scheme, the site would provide the following range and mix of housing; 2 x 2 and 12 x 3 bedroom units in size.

6.20 The applicant has supplied a supporting statement that following a public consultation with local interested parties’ significant feedback was provided, noting smaller family units are in general need within the community and this feedback has been integrated into the scheme and the housing mix. The applicant notes that the Isle of Wight Council Business Effectiveness Unit (Ward Pack 2011) indicates that there is a desperate need to provide the needed housing stock to assist local families and working couples to remain within the community rather than being forced to relocate elsewhere for suitable housing provision. The applicant considers that the indicative mix suggested of two and three bed properties is reasonable with sufficient parking for an average of 2 car parking spaces per property provided for the 50 modest family homes.

6.21 Officers consider that the information submitted to justify the housing needs for the market housing is limited. However it is highlighted to Members that the application is in outline format, thus while the layout and scale have been put forward for detailed consideration as part of this proposal, the internal arrangements of the proposed dwellings may therefore change through a reserved matters application. Therefore further details in this regard would be sought to support the reserved matters. Officers do highlight that the application as submitted would provide for 2 and 3

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bedroom family homes.

6.22 Members should also note that the scheme also provides for 6 x 2 bedroom adapted properties and therefore meets specialist housing requirements.

6.23 Officers note that an objection has been submitted to the application on the basis that the scheme is premature due to its submission prior to the results from 2011 Census information, Council’s housing needs survey and the development plan for area being published. Officers do not consider that the application should be delayed and that the scheme does not require the publication of the suggested information to be published in order for it to be considered by the Local Planning Authority under policy DM3. Officers are of the opinion that there is sufficient up to date information regarding local need in order for the Council to determine this application.

6.24 Impact on Neighbouring Occupiers The application site is separated from properties in Queens Road to the south by a public footpath (F39), with Plot 1 positioned 13 metres to the side of 1 West View Terrace in Queens Road, and 10 metres from the side of Lea Croft Cottages. Provided no windows are provided in the south flank elevation of Plot 1, which would be a consideration at reserved matters stage, this proposed dwelling would have an acceptable relationship with these neighbouring dwellings. Plots 28 – 30 have rear garden areas backing onto Lea Croft Cottages, and at a distance of at least 35 metres, these proposed dwellings would have a back-to-back distance well in excess of the 21 metre best practice guideline.

6.25 The proposed dwellings in the southern section of the site would back onto the rear garden areas of dwellings in Camp Road. The majority of these dwellings (Woodlands, Ryburn House, 1 and 2 Primrose Cottages) have long rear garden areas, over 45 metres in length, such that the proposed dwellings would be over 50 metres from these properties. The exception to this is Buttercup House, which is a detached house set back further from the highway within its plot, having a rear garden area with a depth of 12.5 metres. Plots 38 – 39 which back onto Buttercup House would have rear garden areas with a minimum depth of 12.5 metres. The back-to-back distance between Plots 38 and 39 and Buttercup House would be 25.4 metres which is in excess of the 21 metre best practice guideline.

6.26 The proposed dwellings along the southern side of Windmill Lane would face the front of dwellings on the opposite side of this road, with a separation distance of around 18 metres. There is no best practice guidance for the separation between the fronts of dwellings, since these front garden areas are, to a degree, already open to public views. The positioning of these proposed dwellings is considered to give an acceptable separation to prevent undue mutual overlooking and overbearing impact.

6.27 The proposed dwellings in the eastern section of the site would back onto Council owned playing fields.

6.28 From the above Officers conclude that the proposed dwellings would have an acceptable relationship with the neighbouring properties, in accordance with the aims of Policy DM2 of the Core Strategy.

6.29 Impact on Trees The application site hosts a number of mature trees, in particular mature pine and lime trees around the perimeter of the informal playing field to the south of footpath F39, an orchard area to the east of this playing field, as well as some further trees in the existing car parking area. As such the application has been supported by a Tree

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Report.

6.30 The Council’s Tree Officer has commented that the trees situated around this site are some of the highest amenity trees in the Freshwater area, which are classic Parkland trees including Pines, Beeches, and Limes. These trees were planted prior to the building of the school, as well as some during the schools existence, and over time they have grown into an important feature of the area’s skyline. Therefore the Tree Officer considers that it is important that these high amenity trees are retained.

6.31 The Tree Officer highlighted concerns that the site layout, as originally submitted, could result in potential adverse impact on these high amenity trees in terms of the construction of hard surfaces (roads, parking spaces and footpaths) within the root protection areas of these trees. In addition, the siting of units 36 – 39 in close proximity to the pine trees may lead to conflict with the root protection areas of these trees, and also that the location of these plots in close proximity to the crown could lead to an adverse impact on the amenity of future occupiers of these dwellings in due to over-dominance and that falling pine cones could damage the buildings.

6.32 To address the concerns of the Tree Officer, the applicant submitted a revised plan which re-sites plots 36-37 two metres further from the large Pine (T2) and plots 38 - 39 one metre from the smaller of the two Pines (T3). The Tree Officer has commented that this would address the issue of dominance in regards to T3 as this tree is smaller than T2 and has a smaller crown. The issue of dominance caused by T2 is partially resolved and the Tree Officer considers that this issue could be completely addressed if the two over-extended branches growing towards the proposed plots on the southern side of the tree were removed. The Tree Officer advises that even if development does not occur, these should be removed as they are in danger of snapping in high winds due to tip weight and oscillating movement called “lion’s tailing”.

6.33 In regard to the construction of the hard surfaces, the Tree Officer notes that the revised plan details that a cellular confinement system would be used in the root protection area of the trees. The use of this system would reduce impact depending on the method of installation, which could be satisfactory controlled through a condition requiring the agreement of an Arboricultural Method Statement.

6.34 The Tree Officer has noted that there are some smaller trees in the vicinity of the staff parking area for the school, which are considered to be more recently planted and not of any particular amenity value. The Tree Officer considers that the loss of these trees could be satisfactorily mitigated through a replacement planting programme.

6.35 For these reasons Officers consider that the impact on trees could be satisfactorily controlled through the imposition of conditions, therefore the proposal is considered to be in accordance with the aims of policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Core Strategy in this regard.

6.36 Impact on Ecology Whilst the vast majority of the site is brownfield, occupied by the school buildings and associated hard surfaced areas, the sports field to the south of footpath F39 and associated orchard area are currently undeveloped greenfield areas. The application has been supported by a scoping survey of site ecology prepared by consultants. This report concludes that there is evidence of badger “commuting” across the site, and therefore recommends that further work is carried out if any of the works are within 30 metres of a sett. In addition, the report notes that the existing buildings have potential to support bat roosts, and recommends that a bat survey is undertaken.

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6.37 A bat survey, including internal inspection of the buildings was subsequently submitted to support the application, which concludes that there was no evidence within the roof voids of use by bats.

6.38 The Council’s Senior Ecology Officer has commented that since information has been provided which confirms from an internal inspection of the roof voids no evidence of use by bats was found, he is satisfied that bat use of the buildings is not an issue and no further action is required in this regard.

6.39 Since the ecological scoping report found evidence of a high level of activity in and around the playing fields and copse, although no sett was identified, the Senior Ecology Officer recommends that further information will be required to fully assess the impacts of the development, and whether a licence from Natural England would be required to mitigate any impacts on this protected species. The Senior Ecology Officer considers that this could be satisfactorily controlled through a condition requiring a comprehensive survey, prior to any demolition works taking place on the site.

6.40 Since detailed consideration of landscaping would be addressed under future reserved matters application, the Senior Ecology Officer considers that since there would be a loss of some green space from this development any future reserved matters application should include building-in beneficial biodiversity features into the redevelopment as part of good design.

6.41 Natural England has commented that that proposal does not appear to affect and statutorily protected sites or landscapes, nor have significant impacts on the conservation of soils. Natural England refer to their standing advice for protected species, with particular reference to bats. The issues relating to protected species have been discussed in the Senior Ecology Officer’s comments on the application above.

6.42 Therefore it is concluded that the application is in accordance with the aims of Policy DM12 of the Core Strategy and Government advice in the NPPF, in terms of ecological considerations, subject to the imposition of conditions.

6.43 Highways, Vehicular Access and Parking. Access has been put forward as a matter for detailed consideration as part of this outline planning application.

6.44 The properties are mainly shown to be served via Windmill Lane which is an un-adopted cul-de-sac which currently serves West Wight Middle School, six residential dwellings and provides emergency service / maintenance vehicle access to West Wight Sport Centre. The planning application shows that Windmill Lane would be remodelled and reconstructed to provide new accesses to proposed dwellings fronting the southern side of this highway and the formation of two new cul-de-sac estate roads from Windmill Lane serving the majority of the dwellings. In addition, 6 semi-detached houses would be positioned along the western boundary of the site, fronting onto an existing spur from Queens Road. On site parking would be provided on hard standing areas for each of the dwellings, with the total on-site provision amounting to 100 spaces, including 11 visitor spaces. A service / emergency access would be retained to serve in the north-eastern corner of the site to serve West Wight Sports Centre and the associated playing fields.

6.45 The Highways Engineer notes that the applicant has advised that the site is not to be offered for highway adoption and Members should note that an applicant is at liberty to retain a site and the associated road network within private ownership. In the

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event that the site was to be subsequently offered for adoption, certain elements of the scheme would need to be revised. These include; the provision of service margins within the site (typically 1 – 1.8 metres) and the removal of on-street visitors bays.

6.46 Windmill Lane falls within a 20 mph zone, where any new access / junction created should provide for visibility splays of X = 2.40m (multiple use), 2.0m (single use) by Y = 25.0m. From a site inspection of the junction of Queens Road and Windmill Lane, the Highways Engineer concludes that the proposed onsite road layout and proposed vehicle accesses fronting the remodelled Windmill Lane would achieve the required level of visibility.

6.47 The Highways Engineer notes that whilst areas of on-street parking are located either side of the Queens Road junction, double yellow lines coupled with the alignment and width of the Queen Road (6.30m – 4.10m) ensure that approaching vehicles are visible and two private motor vehicles can pass at all times.

6.48 The Highways Engineer has noted that a 2.4m by 25.0m splay cannot be provided to the north of junction of Windmill Lane without crossing the frontage of the existing property known as Kirkland. However due to the minor nature of traffic flows and the speeds of vehicles that would be approaching from the north coupled with the improvements in terms of carriageway markings and signage that has now been secured by extending the redline boundary of the site, the Highways Engineer is satisfied with the level of visibility that can be provided. Immediately to the north of Windmill Lane is an unmade, unadopted access road serving approximately 7 dwellings, and the inter-visibility between this road and Windmill Lane is deemed to be adequate.

6.49 On review of the onsite layout, the Highways Engineer concludes that it has been demonstrated through a process of auto-tracking that an adequate road network has been provided to accommodate the anticipated vehicle movements of both private and service vehicles through out the site. Visibility splays of X = 2.4m by Y = 25.0m have been provided about the principal site junctions and the parking areas have been set out to allow for ease of access. The majority of the site takes the form of a shared surface environment instead of conventional independent carriageways and footways. Some localised narrowing has been created by the positioning of on-street visitor parking bays, however these exceed minimum widths for emergency and service vehicles and will aid pedestrians in the shared surface environment by reducing vehicle speeds.

6.50 In terms of parking provision, Policy DM17 of the Isle of Wight Core Strategy relies on the adoption of a Supplementary Planning Document to consider local parking guidelines and any associated zonal restrictions. In the interim guidance is sought from the NPPF, with the level of parking being relative to accessibility, the availability of public transport and local car ownership levels, such that the level of parking proposed will not have a negative impact on the surrounding highway network.

6.51 The proposal shows the provision of 100 car parking spaces based on 88 allocated bays and 12 visitor bays. Car ownership data for the local area shows 21% of residents to have no vehicles, 42% to have 1 vehicle and 37% to have 2 or more vehicles per household. Based on the proposal of 50 dwellings these figures would equate to;11 dwellings with no parking, 19 dwellings with 1 parking space, and 20 dwellings with 2 spaces or more.

6.52 The proposed parking layout allows for; 37 dwellings with 2 + bays (75 total), 13 dwellings with 1 bay and 12 visitor bays. Based on the car ownership data, it could be suggested that the proposed level of parking represents an over-provision, although the car ownership figures give no consideration for visitor parking or detail the actual

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number of bays a property has when it exceeds 2 bays. Therefore the provision of 100 spaces serving 50 dwellings is deemed to be acceptable level of provision.

6.53 In terms of the capacity of the local highway network to accommodate the development, the Transport Statement accompanying the application suggests that due to the existing use associated with the site the proposed development will result in a minimal increase, if not reduction, in vehicles movement on the immediate and wider highway network. Figures in the Transport Statement demonstrate that the site produced 132 private motor vehicle trips (66 in and 66 out) associated with pupil travel alone, with service vehicles, staff and school based bus trips suggesting an additional 40 movements (20 in and 20 out). This gives an overall potential daily trip generation figure of 172.

6.54 The trip generation data provided by the applicant, based on a figure of 3.192 trips per unit per day for a development of 50 dwellings in a rural setting, suggests that the resultant level of traffic would be circa 160 trips per day. The Highways Engineer has questioned the figure of 3.192 vehicle trips per dwelling per day and suggests that a more realistic figure would be 5-6 trips per unit, resulting in a figure 250 -300 movements. While this figure demonstrates an increase in vehicle trips, due to the nature of the existing surrounding highway network, the proposed onsite layout, accessibility and availability of public transport, there is scope for the actual figure to be reduce. As such the Highways Engineer has concluded that this level of traffic movements / development would not have a negative impact on the surrounding or wider highway network.

6.55 The site is located within 400m of the town centre, thus is in a highly accessible location in terms of proximity to local amenities and connectivity as demonstrated by the level of former pupils who chose to walk, cycle or bus to the site (74% based on 271 pupils). Existing footways link the site to and from the town centre via Queens Road and Brookside Road, with Public Right of Way F39 runs through the site providing connectivity between Queens Road and Camp Road. Bus Stops serving Southern Vectis Routes 7 and 12, provide onward connectivity to Totland, Colwell, Alum Bay, Yarmouth, Shalfleet, Carisbrooke, Newport and Brighstone are within walking reasonable distance of the site.

6.56 The layout plan shows that the existing public footpath (F39) running east / west across the site, linking Queens Road with Camp Road, would be retained as part of the development, with the incorporation of a linear landscaped open space which includes the high amenity trees and orchard area to the south of this footpath. A new public access gate would be provided from the footpath into the Council owned playing fields lying adjacent to the eastern boundary. In addition, an emergency access has been retained from Windmill Close to the playing pitches and West Wight Sports Centre.

6.57 The Highways Engineer has commented that consideration has been given to pedestrians by incorporating the public right of way (F39) into the residential layout. The route of this footpath to be realigned with a raised plateau detailed at the point at which the proposed onsite road layout crosses it, and grass verges proposed to run either side of the route opening up a path which currently in part is enclosed by boundary treatments. Concern has been raised by the Public Rights of Way Officer respect to this remodelling of this path as currently detailed, since the existing public right of way covers a 4.0 metre swathe providing for a metalled surface a minimum of 2.5 metre in width. The proposed plan details the metalled surface to be reduced to 1.20m with the alignment running outside of the existing designated public right of way boundary. Therefore in the event of approval, the Highways Engineer has recommended the imposition of a condition to ensure that a minimum metalled path width of 2.5m is provided along its full length, and that the alignment of the path is

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retained within the existing 4.0m swathe that forms the public right of way. The areas of land either side of the metalled footpath within the 4.0m public right of way zone will need to be retained open to the public. Any deviation from this zone would result in the need for a public right of way diversion order.

6.58 For the reasons discussed above, the Highways Engineer has raised no objection to the scheme, and requests the imposition of conditions relating to; detailed design of roads, timing of occupation, provision of parking spaces, wheel washing, provision of sight lines, details of site access and rights of way improvements, are imposed should the application be approved.

6.59 Loss of a Playing Field. To the south of the school buildings, and separated by public footpath (F39), is a playing field extending to 0.43 Ha, with an associated orchard area to the east of around 0.14 Ha. It is understood that this playing field was used for informal recreation associated with the use of the school and was not open for public use. This open greenfield area is proposed for redevelopment with new built development, with orchard area retained.

6.60 Sport England has commented that the application site is not considered to form part of, or constitute a playing field as defined in the Town and Country Planning (Development Management Procedure) (England) Order 2010 (Statutory Instrument 2010 No.2184), therefore Sport England has considered this a non-statutory consultation.

6.61 Members may have noted that Sport England submitted a letter dated 20 October 2011 in response to the original consultation on this application which objected to the proposal on the grounds that Council announced in October 2011 that the preferred site for a new primary school in Freshwater was alongside the West Wight Sports Centre, which would utilise the playing fields associated with the Middle School. Since these fields are also used by local community sports clubs, Sport England considered that the brownfield West Wight Middle School site could be used a compensatory playing pitch provision. Therefore an objection was made to this planning application until further information was provided to ensure that any future loss of playing fields in this area was satisfactorily compensated for.

6.62 Sport England has subsequently acknowledged that the red line application site plan does not include the playing fields to the east of the site. Since the school’s closure these playing fields have been retained by the Council and are available for community sports teams to hire. The playing fields have their own access and changing provision is available from the neighbouring Leisure Centre. Therefore since the proposal does not have any impact on sport facilities or playing field, Sport England has confirmed that it no longer raises any objection to this application.

6.63 The applicant has offered a financial contribution of £290 per unit (total £14,500) towards capital projects for sports facilities in the local area. The Council’s Recreation and Public Spaces Manager has identified that there are several capital projects in the local area which this money could be used to fund. These projects include; an artificial cricket wicket and also goal posts to facilitate a 9v9 league on the adjacent sports fields, outdoor design play equipment and projects within the MUGA and skate park adjacent to the sports centre. The Recreation and Public Spaces Manager has confirmed that the proposed level of contribution is acceptable.

6.64 Loss of the Existing School Buildings and Community Facilities. Policy DM7 of the Core Strategy only permits the loss of existing social and

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community infrastructure facilities when it can be demonstrated that the facility is neither no longer needed for its original purpose, nor viable for any other community use, or if appropriate, where an alternative facility can be provided in a location with at least an equal level of accessibility for the community.

6.65 For Members information West Wight Middle School was closed by the Isle of Wight Council in August 2012 as part of the Schools Reorganisation Programme. The Council’s Education Service has advised there are currently more primary school places available in Freshwater and Totland than there are children to fill them and pupil numbers here have remained low since the reorganisation consultation of 2008. Three primary schools serve this area; All Saints CE Primary School, St Saviours Catholic Primary School and Weston Academy which are all within 1.5 miles of the West Wight Middle School site. Therefore there is no requirement to add any further primary provision to meet the needs of the local population and there are insufficient pupil numbers to make local secondary provision viable. The Education Service considers that the West Wight Middle School site itself is too large for the relocation of a one form entry (210 place) primary school and it is also in a poor condition, comprising a split level construction, dating from 1938, which limits pupil accessibility to teaching areas.

6.66 The Council’s Property Services Officers have advised that the disposal of the former West Wight Middle School site has been approved by the Council under the delegated decision 22/11 (July 2011) relating to the release of surplus school sites and buildings.

6.67 Officers have undertaken an assessment of the proposal under the requirements of Policy DM7. Under criterion (a) Officers note this Council has already made the decision that the site is no longer needed for its original purpose. In addition, no specific community group(s) have submitted representations to the Local Authority which demonstrate a viable community use for these buildings. Officers are aware that there are other facilities available for community groups within close proximity to the application site. These facilities include West Wight Sports Centre and adjacent youth centre, which the sports centre are progressing a protocol to extend its use for community groups, Freshwater Memorial Hall, Freshwater Library and All Saints Primary School. For these reasons it is considered that the proposal is in accordance with the aims of Policy DM7 of the Core Strategy.

6.68 Drainage The outline planning application has been supported by a Drainage Strategy report which concludes that the existing foul water connection to the public sewer should be retained and has capacity to serve the proposed development. Since the impermeable surface area would be decreased by the proposed development, no off-site works are required for the disposal of surface water, which can be met by controlling discharge rates, so that they do not exceed the current surface water discharge rates into the existing surface water drains and sewers.

6.69 Southern Water has raised no objection to the proposal, subject to the imposition of a condition relating to the agreement of foul and surface water drainage details. The Environment Agency notes that due to the reduction in impermeable area within the site, surface water run-off rates would be reduced by approximately 35%, which represents a significant improvement.

6.70 Flood Risk Since the site is over 1 Ha in extent, the application has been accompanied by a Flood Risk Assessment. This assessment confirms that the site is within Flood Zone

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1 (low risk) and has no recorded flood instances of any type. Surface water considerations are dealt with above under the drainage section.

6.71 The Environment Agency has confirmed that it has no objections to the proposed development. Since the site is within Flood Zone 1, Officers conclude that the development is sited within an acceptable location in flood risk terms, in accordance with the aims of Policy DM14 of the Core Strategy and Government advice contained within the NPPF.

6.72 Common Land Objections have been received from third parties that the development would involve the development of Common Land, and that the correct procedures under the Commons Act should be followed for such development.

6.73 The land in question relates to an area of land between the school and Queens Road. Officers have inspected the mapping records indicating the extent of the Common Land and confirm that this area covers solely the open grassed areas between the school and Queens Road. The areas of highway running between and adjacent to these areas have been excluded from the common registration. The development does not currently propose any works to the area designated as Common Land and therefore this application can be determined under planning legislation. However, legal officers have nevertheless confirmed that where Common Land could be included in development schemes, this still should not prevent planning permission being considered. Planning permission is advised to be sought before any other consent required for development on Common Land is applied for.

7. Conclusion and Reasons for Approval

7.1 In reaching the decision to grant planning permission account has been taken of the

National Planning Policy Framework and the Island Plan Core Strategy together with any associated supplementary planning documents. In particular, the proposal has been assessed as complying with the following relevant policies or guidance: NPPF SP1 Spatial Strategy SP2 Housing SP5 Environment DM2 Design Quality for New Development DM3 Balanced Mix of Housing DM4 Locally Affordable Housing DM5 Housing for Older People DM7 Social and Community Infrastructure DM12 Landscape, Seascape, Biodiversity and Geodiversity DM14 Flood Risk DM17 Sustainable Travel The principal reasons for granting planning permission are: The Council is satisfied that the outline proposal would provide an acceptable layout, scale and mix of dwellings which reflects the prevailing pattern of development in the area. The proposal would not have any direct impact on the amenity for neighbouring occupiers and would not have a significant detrimental impact on trees, ecology, drainage or the character of the area. The access and parking arrangements are considered to be satisfactory.

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Having regard to the above and having taken into account all relevant material considerations, it is concluded that the proposal is in full conformity with the provisions of the development plan.

8. Recommendation

8.1 For the reasons set out in this report the application is recommended for the

conditional approval of outline planning permission, subject to the completion of a legal agreement to secure the provision of a minimum of 35% on-site provision of affordable housing, a management plan for the future management and maintenance of the open space within the development and a financial contribution of £14,500 towards capital funding for sports projects in the local area.

9. Statement of pro-active working

9.1 In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council

take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way:

• The IWC offers a pre application advice service. • Updates applicants/agents of any issues that may arise in the processing of

their application and suggest solutions where possible. In this instance;

• The applicant was provided with pre application advice. • Lengthy negotiations took place with the applicant to achieve a mutually

acceptable development scheme.

Conditions/Reasons: 1 Application for approval of the reserved matters shall be made to the Local Planning

Authority before the expiration of 3 years from the date of this planning permission. The development hereby permitted shall be begun before the expiration of 2 years from the date of approval of the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended) and to prevent the accumulation of unimplemented planning permissions.

2 Before any works or development hereby approved is commenced on site details relating to the appearance and landscaping of the site shall be submitted to, and approved by the Local Planning Authority. These details shall comprise the ‘reserved matters’ and shall be submitted within the time constraints referred to in condition 1 above before any development is commenced. Reason: To enable the Local Planning Authority to control the development in detail and to comply with Section 92 of the Town and Country Planning Act 1990 (as amended).

3 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plan numbered 1644-PL-07-C. Reason: For the avoidance of doubt and to ensure the works are compatible with the amenities of the area and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

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4 The development hereby approved shall provide for a maximum of 50 dwellings within the application site, as outlined in red on the approved plans. Reason: For the avoidance of doubt and to ensure that the density and layout of the development are compatible with the character and appearance of the area and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

5 The dwellings hereby approved shall be a maximum of two storeys in height. Reason: To ensure that the scale of the development is compatible with the character and appearance of the area and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

6 No development shall commence until a comprehensive badger survey has been submitted to, and agreed in writing by the Local Planning Authority. This survey shall establish whether any active badger sett is present within 30 metres of the application site. In the event that an active sett is discovered, a licence from Natural England will be required. Reason: Badgers are a protected species under The Protection of Badgers Act 1992.

7 No development shall take place until details of the design, surfacing and construction of any new roads, footways, accesses and car parking areas, together with details of the means of disposal of surface water drainage there from have been submitted to, and approved in writing by, the Local Planning Authority. These details shall include for the provision of a 1.80m wide footway abutting the southern side of Windmill Lane. Development shall be carried out in accordance with the approved details. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Isle of Wight Core Strategy.

8 No dwelling hereby permitted shall be occupied until the parts of the service roads which provide access to it have been constructed, surfaced and drained in accordance with details which have been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Isle of Wight Core Strategy.

9 No dwelling hereby permitted shall be occupied until the parking space(s) allocated to it as detailed on drawing number 1644-PL-07 Rev C has been provided and until space has been set out within the site to enable vehicles to turn so that they may enter and leave the site in forward gear. The space shall not thereafter be used for any purpose other than that approved in accordance with this condition. Reason: In the interests of highway safety and to comply with policy DM17 (Sustainable Transport) and policy DM2 (Design Quality for New Development) of the Isle of Wight Core Strategy.

10 Steps, including the installation and use of wheel cleaning facilities in accordance with details to be submitted to and approved in writing by the Local Planning Authority, shall be taken to prevent material being deposited on the highway as a result of any operation on the site. Any deposit of material from the site on the highway shall be removed as soon as practicable by the site operator. Reason: In the interests of highway safety and to comply with policy DM2 (Design

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Quality for New Development) of the Isle of Wight Core Strategy.

11 No development shall commence on site until details of the sight lines to be provided at the junction of the cul-de-sac located between plots 09 and 010 as detailed on drawing no. 1664-PL-07 Rev C and Windmill Lane to give rise to minimum visibility splays of X = 2.40m by Y = 25.0m have been submitted to and approved in writing by the Local Planning Authority. Those properties served by this junction shall not be occupied until those sight lines have been provided in accordance with the approved details. Nothing that may cause an obstruction to visibility shall at any time be placed or be permitted to remain within the visibility splay shown in the approved sight lines. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Isle of Wight Core Strategy.

12 No development shall take place until details of the sight lines to be provided at the junction of Windmill Lane with the unadopted section of Queens Road and the visibility splays serving the vehicle accesses of Plots 1, 2, 3, 4 and 5 as detailed on drawing no. 1644-PL-07 Rev C have been submitted to and approved in writing by the Local Planning Authority. Those properties served by this junction and accesses shall not be occupied until those sight lines have been provided in accordance with the approved details. Nothing that may cause an obstruction to visibility shall at any time be placed or be permitted to remain within the visibility splay shown in the approved sight lines. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Isle of Wight Core Strategy.

13 No development shall take place until details of the junction / reconfiguration of the access road linking Windmill Lane to the adopted highway that is Queens Road have been submitted to, and approved in writing by, the Local Planning Authority;. The dwellings hereby approved shall not be occupied until these works have been constructed in accordance with the approved details.

Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Isle of Wight Core Strategy.

14 No development shall take place until details of the re-configuration of existing bus layover area to the west of plots 1 – 6 as detailed on drawing no. 1664-PL-07 Rev C have been submitted to, and approved in writing by, the Local Planning Authority. The dwellings hereby approved shall not be occupied until the improvements have been implemented in accordance with the approved details.

Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Isle of Wight Core Strategy.

15 No development shall take place until details of the remodelling of the existing public right of way F39 giving rise to the provision of a metalled footway within a minimum width of 2.50m and retained within the existing 4.0 swathe that is the existing public right of way has been submitted to, and approved in writing by, the Local Planning Authority. The dwellings hereby approved shall not be occupied until the improvements have been implemented in accordance with the approved details. Reason: In the interests of highway safety and to comply with policy DM17 (Sustainable Transport) and policy DM2 (Design Quality for New Development) of the Isle of Wight Core Strategy.

16 No development shall take place until details of the means of disposal of both foul and surface water from the development have been submitted to, and approved in writing by,

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the Local Planning Authority. Development shall be carried out in accordance with the agreed details and completed prior to the first occupation of any dwelling hereby permitted. Reason; To ensure a satisfactory means for the disposal of foul and surface water from the development to minimise the risk of flooding the proposed and neighbouring properties and to comply with Government advice contained within the National Planning Policy Framework.

17 No development shall take place until an Arboreal Method Statement has been submitted to, and agreed in writing by, the Local Planning Authority detailing how the potential impact to the trees will be minimized during construction works and showing the positions of protective tree fencing as required by condition 18. The agreed method statement will then be adhered to throughout the development of the site. Reason: To ensure that the high amenity trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of the amenity in compliance with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

18 No development including site clearance shall commence on the site until trees shown to be retained in this permission have been protected by fencing or other agreed barrier. Any fencing shall conform to the following specification: Barrier shall consist of a scaffold framework as shown in figure 2 of BS 5837 (2005). Comprising of vertical and horizontal framework braced to resist impact, with vertical tubes spaced at a maximum of 3 m intervals. Onto this weld mesh panels are to be securely fixed. Such fencing or barrier shall be maintained throughout the course of the works on the site, during which period the following restrictions shall apply: (a)No placement or storage of material; (b)No placement or storage of fuels or chemicals. (c)No placement or storage of excavated soil. (d)No lighting of bonfires. (e)No physical damage to bark or branches. (f)No changes to natural ground drainage in the area. (g)No changes in ground levels. (h)No digging of trenches for services, drains or sewers. (i)Any trenches required in close proximity shall be hand dug ensuring all major roots are left undamaged. Reason: To ensure that the high amenity trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of the amenity in compliance with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

19 Details of any tree works necessary to the high amenity trees to be retained as part of the approved development, shall be submitted to, and agreed in writing by the Local Planning Authority prior to any works commencing on site. These details shall include the removal of the two protecting limbs on the southern side of tree T2. The agreed tree work shall be carried out prior to any construction taking place on the site.

Reason: In the interests of the amenity of the area and to comply with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

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433400E

433400E

433500E

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86600N86600N

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Scale 1:2500

P/01332/11 - TCP/23150/D

West Wight County Middle School,

Windmill Lane, Freshwater

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02 Reference Number: P/01837/12 - TCP/30862/A Parish/Name: Gurnard - Ward/Name: Cowes West and Gurnard Registration Date: 17/01/2013 - Full Planning Permission Officer: Mike Gildersleeves Tel: (01983) 823552 Applicant: Mrs S Brocklehurst Demolition of dwelling; proposed dwelling; alterations to vehicular access and provision of parking area (revised scheme) 76 Worsley Road, Cowes, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION At the request of the Local Ward Member due to the sensitivities of the proposal which has attracted significant local interest in relation to the size, scale, design and appearance of the proposed replacement building, its impact upon the character and appearance of the area, and relationship with neighbouring properties.

MAIN CONSIDERATIONS

• Whether the principle of the development is acceptable • Matters relating to size, scale, design and impact upon the character and appearance of

the area • Whether the proposed scheme would be acceptable in relation to neighbouring

properties • Matters relating to Ground Stability • Impact upon trees / hedges • Highways implications • Whether the proposal has adequately addressed the previous reasons for refusal

1. Details of Application

1.1. The proposal seeks full planning permission for the demolition of the existing property

and associated structures on the site and their replacement with a single detached property of a significant size and bespoke design. As set out in the planning history, the application is a revised scheme following a previous refusal for a replacement property on this site.

1.2 The proposed property would have its principal accommodation arranged over two floors, with a limited sky-lounge located at second floor level. The property would have a core footprint of 11.8m x 11.8m with additional front, side and rear projecting elements, and would comprise 3-bedrooms (all with en suites) along with balconies to the front, side and rear. The building would have a maximum height of 8.8m.

1.3 The proposal represents a bespoke, personally influenced design, described as being influenced by the Classical Marine Villas of the early 19th Century and by the Arts & Crafts movement. The design incorporates curved projections, overhangs and exaggerated parapet details in order to reduce the overall massing of the property. The materials indicated include rendered elevations with blue-glazed brick string course under a blue-glazed pantile roof. Windows and doors are shown to be oak

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finished, with a similar material to be used for handrails and eaves detailing.

1.4 The application is supported by a Design, Access and Planning Statement, Tree Report and Ground Stability report in order to attempt to demonstrate the acceptability of the scheme in respect of all material considerations and relevant planning policies.

2. Location and Site Characteristics

2.1 The application site is located within the settlement boundary for Gurnard, which falls

within the “Medina Valley” Key Regeneration Area. The site is identified as being within the Cowes-Gurnard Slope Stability Area, no other formal designations exist for the site.

2.2 The site is presently occupied by a detached 1950s style single storey bungalow, constructed of reconstituted stone under a red-tile roof. There are two single storey structures comprising a garage and shed also located within the site.

2.3 The boundaries of the site comprise an established and significant hedge to Worsley Road, and close boarded fencing to the adjacent property at 78 Worsley Road.

2.4 The adjacent property at 78 Worsley Road has recently been built and has replaced a bungalow very similar to the bungalow in question. The replacement at No. 78 is detached and its design is relatively contemporary. To the south and west of the application are undeveloped areas of land.

3. Relevant History

3.1. On 28 February 2012 permission was refused for application P/01910/11 which

sought permission for “demolition of dwelling; proposed dwelling; alterations to vehicular access and provision of parking area”. This application was refused for 5 reasons, summarized as follows:

1 and 2 - Impact on the character of the area • Over-development – owing to the amount of development proposed • Concerns regarding size, scale, massing and design • Concerns regarding layout

3 - Impact upon the amenities of neighbouring property

• Owing to the size, scale and layout of the proposal • Concerns regarding massing and proximity to the common boundary • Overlooking from first floor balconies

4 - Lack of a tree report and potential impact on trees 5 - Lack of a ground stability report

4. Development Plan Policy

4.1. National Planning Policy Framework (NPPF) constitutes guidance for local planning

authorities and decision-takers both in drawing up plans and as a material consideration on determining applications. At the heart of the NPPF is a presumption in favour of sustainable development.

4.2 The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built,

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natural and historic environment, as well as in people’s quality of life, including (but not limited to):

• making it easier for jobs to be created in cities, towns and villages • moving from a net loss of bio-diversity to achieving net gains for nature • replacing poor design with better design • improving the conditions in which people live, work, travel and take leisure

and • widening the choice of high quality homes

Section 7 (paras 56-68) outlines the importance of good design, stating that good design is a key aspect of sustainable design. It outlines that design policies and planning decisions should respond to local character without preventing innovation or being overly prescriptive. This section outlines that proposals should promote or reinforce local distinctiveness and proposals which are of poor design, which fail to enhance areas should be refused.

4.3 Local Planning Policy The Island Plan Core Strategy identifies the application site as being within the settlement boundary of Gurnard, which is within the Medina Valley Key Regeneration Area. The following policies are relevant to this application

• SP1 - Spatial Strategy – Supports development on appropriate land within or immediately adjacent the defined settlement boundaries of the Key Regeneration Areas, Smaller Regeneration Areas and Rural Service Centres.

• SP2 - Housing – Sets out the requirement for an average of 520 new

dwellings per year, and sets out a distribution for the delivery of new housing on the Island, including the provision of 1350 new dwellings within the Medina Valley AAP area over the period 2011 – 2027.

• SP5 - Environment – Offers support for proposals that protect, conserve and /

or enhance the Island’s natural and historic environments, and to protect the integrity of internal, national and local designations.

• SP7 - Travel - Offers support for proposals that increase travel opportunities

and provide alternative means of travel to the car. Development proposals should not negatively impact on the Island’s strategic road network, or the capacity of lower level roads to support the proposed development.

• DM2 - Design Quality for New Development – Gives support to proposals for

high quality and inclusive design to protect, conserve and enhance the existing environment whilst allowing change to take place. The policy states that relevant information relating to the site size, location and context is required and that proposals will be expected to provide an attractive, functional and adaptable built environment, optimise the potential of the site taking into account constraints, be appropriately landscaped and compliment the surrounding area.

• DM3 - Balanced Mix of Housing - The Council will support development

proposals that provide an appropriate mix of housing types and size, in all new development, in order to create inclusive and sustainable communities.

• DM12 - Landscape, Seascape, Biodiversity and Geodiversity – Supports

proposals that conserve, enhance, and promote the landscape, seascape,

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biodiversity and geological interest of the Island.

• DM17 – Sustainable Travel – Supports proposals which increase travel choice and reduce the reliance on the private car.

5. Consultee and Third Party Comments

5.1 Internal Consultees

The Councils Building Control Manager has reviewed the ground stability information provided and has highlighted that there is no objection to the scheme. It is identified that slope stability has been considered, and that there is a potential engineered solution that would enable the property to be built without impacting upon the wider area. Standard conditions relating to foundation and drainage design, and sub-surface investigations are recommended.

5.2 Parish Council Comments Gurnard Parish Council have advised that they object to the scheme, stating that it is over-development of the site, is of a design which is out of keeping with the character of the area and the street scene, that it would impact upon the amenities of neighbouring properties, and would impact upon the local sewerage system.

5.3 Third Party Representations 15 letters of objection have been received from Third Parties which raise material planning considerations, these are summarised as follows:

• Design is out of character • Impact on the street scene and wider area • Scale and massing of development • Inappropriate materials • Impact on the neighbouring property

4 letters of support have been received from Third Parties. One letter advises that particular personal preferences regarding style and design should not be used to prevent development if the scheme as a whole accords with planning policy.

6. Evaluation

6.1

Principle of development The site is within the settlement boundary for Gurnard which falls within the Medina Valley Key Regeneration Area (KRA). The proposals represent a one-for-one replacement of the existing residential property on the site and therefore the scheme would be compliant with policy SP1 of the Island Plan. However due consideration must be given to all other relevant policies and material planning considerations.

6.2 Matters relating to size, scale, design and impact upon the character and appearance of the area Matters relating to size, scale, location, design and impact on the character of the area are assessed against the established planning policy framework as set out earlier in this report, with particular regard to policies DM2 and DM12 which encourage proposals to work with existing site constraints, provide integrated solutions, advocate good design quality, and seek to ensure that development

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proposals enhance the established character and appearance of the surrounding environment.

6.3 Further it is noted that the aims of section 7 of the NPPF are to encourage high quality design as part of the planning process, as good quality design should be used to improve the character and quality of areas as a fundamental part of sustainable development. It advocates ensuring proposals would integrate into the established character and context of areas, but decisions and policies should not be overly prescriptive. In particular it states:

• “Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness.”

6.4 The proposal is for a bespoke solution which seeks to meet the clients brief of

creating a family home which would be of an architecturally interesting design, and taking advantage of unobstructed views of the Solent. The submitted Design & Access statement outlines the detail of the design approach and the efforts of the architect and the client to create a development that would address the previous reasons for refusal whilst also providing a striking and important piece of architecture on a unique, and prominent corner site.

6.5 The existing bungalow is considered to be of no particular architectural merit, having been constructed of lower quality materials reflective of its age of construction. The bungalow occupies a relatively raised position on a prominent corner site which forms a transitional point between development along Worsley Road and development around Shore Road. However, Officers would suggest that the existing building is not unduly prominent in its own right, owing to its scale, set-back position, prevailing land levels adjacent to the site and the established boundary hedging.

6.6 Gurnard as a settlement has a very eclectic character, with no fixed or defined vernacular. This is considered to be reflective of Gurnard as a settlement, with examples of Georgian and Victorian properties alongside more recent 20th Century development. Over the last 10-15years, there have also been numerous examples of more modern replacement properties. Again these replacements vary in style, from pastiche, to contemporary re-interpretation of traditional forms, and wholly unique contemporary architectural solutions.

6.7 This site sits at a transitional point, between the more atypical village character of Worsley Road which creates the village core around local facilities, and the Shore Road character which has a differing, marine-biased character. The character of Worsley Road is generally reflective of the assessment at 6.6. The character of Shore Road is comprised of historic beach-shacks and established other properties which are orientated towards and designed to take advantage of views of the Solent, there has also been a considerable level of re-development in this area including the former Solent Lawns development and other one-for-one replacements (including the neighbouring house at no 78) which have introduced new design approaches and styles, but continue to see developments reflecting that marine-biased character.

6.8 Officers refused the previous scheme under Delegated Powers, owing to the cumulative impact of the amount of development, its layout, its scale and its appearance, considering that it would have had a significant and detrimental impact upon the character of the area. Specifically, Officers considered that the previous scheme sought to achieve too much development on this site, consequentially that scheme would have resulted in a layout which would have resulted in the building occupying almost all of the north-eastern boundary and also projecting in close

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proximity to the Worsley Road boundary. The previous scheme would have resulted in a building extending to 10.8m from its new “lower-ground” level and which sought to step-up following the topography of the site. The building would have been of an Art-Deco style, with curved walls, using white render and crittal-style windows. The revised scheme as submitted seeks to address and overcome the previous concerns.

6.9 As matters relating to design and appearance can be very subjective, Officers advise that this consideration should be reviewed once matters relating to the amount of development, scale, massing, and layout have been discussed.

6.10 The proposal is for a one-for-one replacement property on what is a generous corner site. Although the proposed development would be for a large building on this site, it is not considered that there is an objection in broad terms to a substantial building such as this, as in Officers opinion, the site is of sufficient size to accommodate a large building. It is Officers view therefore that the scheme would not be indicative of over-development by virtue of the amount of development that is proposed.

6.11 Turning to the layout, the proposal would see the core of the new building occupying the footprint of the existing property, with the rear extension occupying the footprint of an existing garage and the space between the dwelling and the garage. The amount of development along the north-eastern boundary has been significantly reduced, with the proposal now only extending marginally beyond the front and rear elevations of no 78. Further, the scheme would retain a distance of approximately 9.5m to the western boundary with Worsley Road. The scheme would see the retention of the existing hedged boundary to Worsley/Shore Road and would allow for sufficient amenity space and parking/turning within the site. As such, Officers consider that the layout of development has been improved from the previous scheme and would be acceptable.

6.12 Looking at the scale and massing of the proposed building, the scheme has been reduced from previous, with the building now being of a predominantly two-storey scale albeit with some limited development at second floor level (sky lounge). The development would take advantage of the prevailing topography of the site, and in general terms Officers would suggest that the scale is comparable with other larger properties within the area. This is particularly evident when viewed in the context of the replacement property at 78 and other large properties which occupy street frontages in proximity of this site. The massing of the development is not considered to be unduly excessive, being broken up by openings, projections/recesses, architectural detailing and changes in material treatment.

6.13 The design and appearance of the building has attracted considerable local interest, with a number of objections being countered by some limited support for the approach being presented. The design approach is supported by a detailed Design & Access statement which explains the design ethos and identifies the mixed character of this part of Gurnard. The design is clearly one of individual taste and aspiration and as such is bound to divide opinion. As highlighted by the NPPF, Local Authorities should not be unduly prescriptive when it comes to particular architectural styles and tastes. Officers consider that there is no objection to the design approach per-se, and that if developed using attention to the key detailing elements and with high quality materials, the building could provide an interesting architectural addition to both this part of Gurnard, and the wider architectural landscape of the settlement. On balance therefore, Officers do not consider that a fundamental objection to the principle of the design approach could be sustained.

6.14 The most fundamental issue is whether as an overall scheme the proposals have addressed the previous concerns and whether it would contribute to and enhance the character and appearance of this part of Gurnard. The proposal is of a significantly

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reduced amount, and scale which in turn reduces the overall massing of development. The scheme would be of an acceptable layout and Officers note the existence of significant variance in style, form and material treatments within this location. The proposals would result in a prominent building in a prominent position, however its impact would be more acceptable owing to its reductions from the previous scheme, revisions to the design approach and its appearance would be softened by its set-back position within the plot, the prevailing topography of the site and the ability to see existing boundaries retained. After careful consideration and with due regard to the requirements of Government policy in relation to design, it is considered that the scheme has worked with the constraints of the site, and which could integrate into the established character of the area. Further, is Officers opinion that on balance the scheme would be compliant with the requirements of policies DM2 and DM12 of the Island Plan, and those set out within the NPPF.

6.15 Impact upon the amenities of neighbouring properties Concerns were expressed with the previous scheme as a result of its dominant impact upon no.78 (owing to the amount and scale of built form adjacent to the common boundary combined with its proximity) and also as a result of direct overlooking of no.78 at close proximity.

6.16 With regards to overlooking, the revised scheme has been designed to be sympathetic in respect of the close relationship with no.78 and is orientated so that primary windows and balcony areas located above ground floor level face north, south and west away from no.78. Officers consider that issues of overlooking from secondary windows and requirements for screening to the rear balcony can be controlled by condition. There would be no access from the balcony onto a rear flat roof area (with roof lantern) except for maintenance purposes.

6.17 In respect of dominance, the present scheme has been significantly reduced adjacent to the common boundary with no.78. A 1.8m gap would be retained between the building and the boundary, and the main form of the building adjacent to the boundary would only extend by 3m (front) and 2.3m (rear) with these elements being single storey with balconies over. Having carefully considered the existing and proposed relationships, Officers feel that on balance, the proposed scheme would have an acceptable relationship with the adjacent property at no.78 Worsley Road, and the proposals would therefore be in accordance with DM2 of the Island Plan.

6.18 Matters relating to Ground Stability The application site is identified within the Cowes-Gurnard slope stability area and falls within the “light-green” zone, which identifies that it is in an area suitable for development in accordance with the development plan. Ground movement in this area does not impose significant constraints, although some mitigation/stabilisation measures may be required.

6.19 The application is supported by a Ground Stability statement produced and issued by a competent person with an understanding of local ground stability issues. This statement has been assessed by the Councils Building Control Manager who has highlighted that there is no objection to the scheme, subject to standard conditions relating to further investigations and development of foundation designs.

6.20 The principles advocated by local and national planning policies are that development proposals should demonstrate that they would not be affected by ground movement over the lifetime of the development and that the proposals would not adversely impact upon ground stability to the detriment of neighbouring land-uses.

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6.21 The scheme is considered to have addressed the previous reason for refusal relating to ground stability, and subject to the recommended conditions would be in accordance with the requirements of both local and national planning policy.

6.22 Impact upon trees / hedges A previous reason for refusal referred to the absence of a tree report. This has been addressed through the submission of a Tree Report with the application and revisions to the layout of the scheme.

6.23 The tree report identifies that the Oak tree located within the boundary hedge can be retained through the current layout proposed, without having a detrimental impact upon the proposed building. The report also outlines that the boundary hedging can be retained.

6.24 Officers therefore consider that the scheme has adequately addressed this important constraint, and advise that the retention of the existing tree and hedgerow is important and welcomed in respect of the character of the area at this point and would help to soften the impact of the development. As such, this issue is found to be acceptable.

6.25 Highways implications The proposals would see the development making use of an existing vehicular access to the site. It would provide access to an internal courtyard which would provide space for two cars. Having considered the proposed arrangement against that which presently exists on the site, it is considered that there would be no greater level of impact from the development

7. Conclusion and Reasons for Approval

7.1 In reaching the decision to grant planning permission account has been taken of the

National Planning Policy Framework and policies contained within the Island Plan Core Strategy.

7.2 The principle reasons for granting planning permission are: The proposals would result in the one-for-one replacement of an existing property located within the settlement boundary for Gurnard, thus the broad principle of development is considered to be acceptable in accordance with policies SP1 (Spatial Strategy) and AAP 1 (Medina Valley). The Council is satisfied that the proposed development would be of an appropriate size, scale, bulk and massing and would be of an appropriate design, which on balance would contribute to the established variety of properties within the area and as such would compliment the established character and appearance of the area. There would be no unacceptable adverse impact upon neighbouring property occupiers owing to careful layout of the proposed development. As a result, the proposed development would accord with the principles of Policy DM2 (Design Quality for New Development). The Council is also satisfied that the scheme would be acceptable in respect of technical constraints relating to highways, trees and ground stability, as such, the scheme is considered to be compliant with policies DM2 (Design Quality), and DM17 (Sustainable Transport) and the principles of the NPPF.

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7.3 Having regard to the above and having taken into account all relevant material considerations, it is concluded that the proposal is in full conformity with the provisions of the development plan.

8. Recommendation

8.1 Conditional Permission

Conditions/Reasons: 1 The development hereby permitted shall be begun before the expiration of 3 years from

date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbered 2011/SA/01 Rev N 2011/SA/02 Rev N 2011/SA/03 Rev N 2011/SA/04 Rev N 2011/SA/05 Rev N 2011/SA/06 Rev N 2011/SA/07 Rev N 2011/SA/08 Rev N and read in conjunction with the submitted application documentation. Reason: For the avoidance of doubt and to ensure the satisfactory implementation of the development in accordance with the aims of policy DM2 (Design Quality) of the Island Plan Core Strategy.

3 No development including site clearance shall commence on the site until trees shown to be retained in this permission have been protected by fencing or other agreed barrier, Any fencing shall conform to the following specification: Barrier shall consist of a scaffold framework as shown in figure 2 of BS 5837 (2005). Comprising of vertical and horizontal framework braced to resist impact, with vertical tubes spaced at a maximum of 3 m intervals. Onto this weld mesh panels are to be securely fixed. Such fencing or barrier shall be maintained throughout the course of the works on the site, during which period the following restrictions shall apply: (a)No placement or storage of material; (b)No placement or storage of fuels or chemicals. (c)No placement or storage of excavated soil. (d)No lighting of bonfires. (e)No physical damage to bark or branches. (f)No changes to natural ground drainage in the area. (g)No changes in ground levels. (h)No digging of trenches for services, drains or sewers. (i)Any trenches required in close proximity shall be hand dug ensuring all major roots are left undamaged. Reason: To ensure that the high amenity tree and hedge to be retained is adequately protected from damage to health and stability throughout the construction period in the interests of the amenity in compliance with policy DM2 (Design Quality) and DM12

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(Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

4 Notwithstanding the details shown on the approved drawings, prior to the commencement of development a full specification of all materials (including render, string course, and roofing material) to be used in the construction of the development hereby permitted shall be submitted to and agreed in writing by the Local Planning Authority. Samples of all materials shall also be submitted along with the specification. The development shall then only be carried out in accordance with the agreed details. Reason: In the interests of ensuring the high quality of the design solution proposed, the amenities of the area and to comply with policy DM2 (Design Quality) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

5 The development hereby permitted shall not commence until a typical specification for each of the new windows, doors and balconies (including their location, material, finish, glazing, means of operation etc) has been submitted to and approved in writing by the local planning authority. All working drawings should be of 1:20, 1:10, 1:5 or other appropriate scale. The development shall only be carried out and maintained in accordance with the approved details. Reason: In the interests of ensuring the high quality of the design solution proposed, the amenities of the area and to comply with policy DM2 (Design Quality) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

6 No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. The details shall include proposed finished levels; means of enclosure (including boundary treatments); pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg. refuse or other storage units, lighting, etc). The landscaping details shall be accompanied by a relevant planting plan and a timetable for implementation. The development shall only be carried out in accordance with the subsequently approved details. Reason: To ensure the appearance of the development is satisfactory and to comply with policy DM2 (Design Quality) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

7 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: To ensure the appearance of the development is satisfactory and to comply with policy DM2 (Design Quality) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

8 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification), no development within Classes A to E of Part 1 or Class A of Part 2 of Schedule 2 to that Order shall be carried out [other than that expressly authorised by this permission] unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the visual amenity of the development and the character and

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appearance of the area, and to accord with policy DM2 (Design Quality) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

9 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order, with or without modification), no windows/dormer windows (other than those expressly authorised by this permission) shall be constructed, unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the amenity of the area, and to comply with policy DM2 (Design Quality) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

10 Prior to commencement of the development hereby approved detailed design of all foundations and sub-structure, and piling together with design calculations and details of sub-surface investigations shall be submitted to and agreed in writing with the Local Planning Authority. The aforementioned details should be compiled with the involvement of a Geotechnical specialist. All works shall be carried out in accordance with the agreed details. Reason: To ensure that the development will not initiate instability in order to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy and the principles of the NPPF.

11 Prior to the commencement of development a detailed method statement for construction of the development hereby permitted shall be submitted to and agreed in writing by the Local Planning Authority. The method statement shall incorporate all necessary measures in order to ensure ground stability is maintained at all stages of development and the development shall then only be carried out in accordance with the agreed details. Reason: To ensure that the development will not initiate instability in order to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy and the principles of the NPPF.

12 Prior to the commencement of development, details of a scheme for foul and surface water drainage from the site shall be submitted to the Local Planning Authority for agreement in writing. This scheme shall be accompanied by a relevant drainage report and calculations. Development shall only be carried out in accordance with the agreed details. Reason: In the interests of ensuring satisfactory drainage that will not impact upon the existing drainage system in the locality, and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy and the principles of the NPPF.

13 All works relating to the demolition, clearance and construction of the development hereby granted shall only take place between the hours of; Monday to Friday 08:00 hours to 18:00 hours Saturdays 09:00 hours to 13:00 hours and at no time on Sundays and recognised Public Holidays. Any works outside the permitted hours shall be confined to the internal preparations of the buildings without audible noise from outside the building, unless otherwise agreed in writing by the LPA. Reason: In the interests of the amenities of neighbouring properties during construction, and to comply with policy DM2 (Design Quality) of the Island Plan.

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14 During the construction of the development, the first floor windows located within the side/eastern elevation of the property hereby approved (serving bedroom 2, utility and bedroom 3) shall be: a) fitted with obscure glass with a glazed panel which has been rendered obscure as part of its manufacturing process to Pilkington glass classification 5 (or equivalent of glass supplied by alternative manufacturer) b) non-opening unless the parts of the window which can be opened are more than 1.7m above the floor of the room in which the window is installed. The windows shall be retained in accordance with this condition thereafter, unless approved in writing by the Local Planning Authority Reason: In the interests of the privacy and amenity of neighbouring properties and to prevent overlooking, and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy.

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447600E

447600E

447650E

447650E

447700E

447700E

447750E

447750E

447800E

447800E

447850E

447850E

447900E

447900E

95600N95600N

95650N95650N

95700N95700N

95750N95750N

Scale 1:1250

P/01837/12 - TCP/30862/A

76 W

orsley Road, Cowes

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03 Reference Number: P/01215/12 - TCP/13719/G

Parish/Name: Freshwater - Ward/Name: Freshwater South Registration Date: 16/08/2012 - Full Planning Permission Officer: Steve Wiltshire Tel: (01983) 823552 Applicant: Messrs M & S Briscoe Proposed residential development of 2 bungalows with parking (revised scheme)(revised site plan)(readvertised application) Land between and rear of May Cottage and West Wind, Bay Road, Freshwater, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION This planning application has been referred to the Planning Sub-Committee for consideration at the request of the Local Ward Member, citing adverse impact on the neighbouring occupiers from the position of the proposed access and overlooking as well as concern about the size of the application site as the reasons for this referral.

MAIN CONSIDERATIONS The main issues in the consideration of this planning application are;

• The principle of residential development within the settlement boundary. • Impact on the amenity of occupiers of the neighbouring properties. • Siting, design and visual impact within the street scene. • Access and parking arrangements. • Impact on existing trees. • Impact on biodiversity.

1. Details of Application

1.1. The applicant seeks full planning permission for the siting of two detached bungalows

with parking on land to the rear of May Cottage and West Wind, Bay Road, Freshwater.

1.2 The submitted plans show the two bungalows would each provide 3 bedrooms, a lounge, bathroom and a kitchen. The dwellings are shown to be a traditional design with front porch under a hipped roof incorporating a side chimney. Materials are indicated as natural stone on a brick plinth with a concrete tile roof. Private garden areas would be provided to the rear of each of the dwellings.

1.3 A new access would be provided from Bay Road, leading to a parking / turning area to the front of each of the dwellings capable of parking approximately 3 vehicles. A new access is also indicated to provide 2 car parking spaces in the front garden area of West Winds to serve this existing dwelling.

1.4 The application has been revised through the submission of revised plans which alter and provide further details for the landscaping, boundary treatments of the external areas for the proposed dwellings as well as providing a larger amenity area for the

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host property.

2. Location and Site Characteristics

2.1 The application site comprises part of a large rear domestic garden area that serves

West Wind, a detached chalet bungalow style property incorporating accommodation within the roofspace. The garden to the rear of this dwelling is much larger than those generally found within the area and runs to the rear of the neighbouring property to the north, known as May Cottage. This neighbouring property is a detached bungalow, again with accommodation within the roofspace, and due to the configuration of the plot boundaries has a smaller rear garden area.

2.2 The site is currently overgrown and enclosed by a mix of fencing and high hedges although there are brick walls along the western boundary. The site is relatively level although there is a change in levels beyond the western boundary which results in the bungalows beyond to the south-west at a slightly elevated level compared to the site. These bungalows to the rear, known as Rock Cottage and Hopewell, have limited rear gardens and therefore overlook the site. The site is currently accessed via a gated path / driveway that lies between May Cottage and West Wind.

2.3 The application site is located within an area of low density housing to the south of Freshwater. The area is characterised by a mix of cottages and bungalows set within spacious plots. Properties are generally set back from the highway, which is unmade. The overall impression of the area is of a rural village.

3. Relevant History

3.1. The following planning applications are relevant to the consideration of this planning

application;

P/00042/12 Proposed residential development of 3 bungalows with parking.

Refused – 11.4.2012 • Inappropriate form of

development, excessive density, likely to give rise to a loss of outlook and light and be of an overbearing nature to the detriment of occupants of existing properties.

• Noise and disturbance to neighbouring properties.

TCP/13719/D Outline for two bungalows and garages.

Refused - 1988

4. Development Plan Policy

4.1. National Planning Policy Framework (NPPF).

The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but

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not limited to):

• making it easier for jobs to be created in cities, towns and villages

• moving from a net loss of bio-diversity to achieving net gains for nature

• replacing poor design with better design

• improving the conditions in which people live, work, travel and take leisure and

• widening the choice of high quality homes

The following sections of the NPPF are considered to be of specific relevance to the consideration of this application; Section 6; Delivering a wide choice of high quality homes. Section 7; Requiring good design.

4.2 Island Plan Core Strategy. The following policies from the Island Plan Core Strategy are considered to be relevant to the consideration of this application. • SP1 - Spatial Strategy – Supports development on appropriate land within or

immediately adjacent to the defined settlement boundaries of the Key Regeneration Areas, Smaller Regeneration Areas and Rural Service Centres. The site is located within the West Wight Smaller Regeneration Area which is a focus for new development in this area.

• SP2 - Housing – Sets out a distribution for the delivery of new housing on the

Island, including the provision of 240 new dwellings within the West Wight over the period 2011 – 2027.

• DM2 - Design Quality for New Development – Gives support to proposals for

high quality and inclusive design to protect, conserve and enhance the existing environment whilst allowing change to take place. The policy states that relevant information relating to the site size, location and context is required and that proposals will be expected to provide an attractive, functional and adaptable built environment, optimise the potential of the site taking into account constraints, be appropriately landscaped and compliment the surrounding area.

• DM12 - Landscape, Seascape, Biodiversity and Geodiversity – Supports

proposals that conserve, enhance, and promote the landscape, seascape, biodiversity and geological interest of the Island.

• DM17 – Sustainable Travel – Supports proposals that increase travel choice.

Requires developments to comply with the Council’s Residential and Non-Residential Parking Guidance SPD.

5. Consultee and Third Party Comments

5.1 Internal Consultees

Highways – No objection, subject to the imposition of conditions in the event of a recommendation for approval. Senior Ecology Officer – No objection, subject to the imposition of conditions in the event of a recommendation for approval.

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Tree Officer - No objection, subject to the imposition of conditions in the event of a recommendation for approval.

5.2 External Consultees AONB Partnership - Do not consider an objection could be sustained on impact on the character and appearance of the AONB. Southern Water – No objection to the development. Request the imposition of a foul and surface water drainage condition in the event of a recommendation for approval.

5.3 Parish/Town Council Comments Freshwater Parish Council – Do not object to this application.

5.4 Third Party Representations The planning application was originally advertised on 31 August 2012 at which time 7 letters of representation were received to the development from third parties, which objected to the proposal on the following grounds;

• Similar to an application which was dismissed on appeal in 1990. • Adverse impact on amenities of neighbouring properties from noise and

disturbance from cars accessing the site. • Proposed landscaping mitigation would not reduce noise to an acceptable

level. • Tandem development not an acceptable form of development and is out of

keeping with the existing pattern of development in the area. • The site is not a brownfield site. • Bay Road is unsuitable for additional traffic. • Overlooking of proposed dwelling from existing properties. • Adverse impact on wildlife. • Impact on trees. • Query whether drainage infrastructure will cope.

5.5 In addition, 2 letters were received during the initial consultation period, which

supported the application, subject to no first floor living accommodation being provided. 6 pro forma letters of support for the proposal were also received which supported the application on grounds that it would improve the derelict site and would not be visible from the road. A further 2 letters confirmed no objection to the scheme.

5.6 The application was readvertised on the 23 November 2012 for a further three week period of consultation. At this time, 5 letters were received which object to the proposal on the following planning grounds as summarised below;

• The site is two small, even for one property. • Backland development site which is out of keeping with the character and

appearance of the area. • The access would result in noise and disturbance to the neighbouring

properties which would not be mitigated by the boundary treatment. • The development is contrary to a 1990 appeal decision. • Loss of privacy to neighbouring properties. • Inadequate access. • Reasons for refusal given on P/00042/12 have not been overcome. • There is adequate provision of housing in the area.

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6. Evaluation

6.1

Policy Considerations The Island Plan Core Strategy identifies the application site as being within the Settlement Boundary for Freshwater, which is identified as a Smaller Regeneration Area. The site is also within the Isle of Wight Area of Outstanding Natural Beauty. There are no other policy designations which are applicable to this site.

6.2 Principle of Development Freshwater forms part of the West Wight Smaller Regeneration Area which is a focus for new development within Policy SP1 of the Core Strategy. This aim is in line with Government advice contained within the NPPF which supports the development of new housing in the context of sustainable development.

6.3 Policy SP2 of the Core Strategy provides for 240 dwellings over the plan period within the West Wight Smaller Regeneration Area, and the development would make a small contribution towards this target provision.

6.4 Therefore the principle of new residential development in this location is considered to be acceptable, in accordance with Policies SP1 and SP2 of the Island Plan Core Strategy and Government advice contained within the NPPF.

6.5 Design and Layout of the Proposed Dwellings Section 7 of the NPPF states that Government attaches great importance to the design of the built environment and that good design is a key aspect of sustainable development. Section 7 states that planning decisions should aim to ensure the developments will function well, establish a strong sense of place, respond to local character and appear visually attractive as a result of good architecture and appropriate landscaping.

6.6 Policy DM2 (Design Quality for New Development) reflects the general advice contained within the NPPF, stating that the Council will support proposals for high quality and inclusive design to protect, conserve and enhance the Island’s existing environment while allowing change to take place. The policy states that development proposals will be expected to provide an attractive built environment, be appropriately landscaped and compliment the character of the surrounding area.

6.7 This application raises two core design issues; firstly, whether the proposed bungalows would be of an acceptable design and external appearance, and secondly, whether the proposed layout would be acceptable given the pattern of development in the area.

6.8 In terms of design, the submitted plans show that the proposed bungalows would be of a traditional design. Elevations are laid out in a simple and regular manner, with fenestration well ordered and balanced. The use of brick combined with cast stone quoins, plinths and chimneys would sufficiently enliven elevations and prevent the bungalows from appearing bland. As a result, Officers have no objection to the design and external appearance of the proposed bungalows.

6.9 Turning to the pattern of development, it is noted that this area is quite varied in layout. Whilst Bay Road itself is laid out in a relatively rigid manner, with regular shaped and spacious plots following the alignment of the highway, there are also elements of backland development in the area, most notably the bungalows that are located to the west of the site.

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6.10 From a site inspection, it is noted that the application comprises a spacious area with dimensions of approximately 47 x 35 metres, with an 8 metre width access allowing views into the site of the proposed bungalows from Bay Road. The proposed dwellings would have spacious rear garden areas (around 25 x 13 metres) with large front garden area incorporating a parking area and also allowing for a landscaped buffer. The host property would be left with a reasonable sized rear amenity area, 8 x 21 metres, which is comparable to that of May Cottage, to provide future occupiers with suitable amenity space and outlook.

6.11 A previous application (P/00042/12) for three bungalows was refused as an inappropriate form of development at an excessive density. The removal of one dwelling has allowed the dwellings to be re-orientated parallel to the frontage and sited in more spacious plots. The layout is now considered to be at a density which is in keeping with the surrounding properties.

6.12 Therefore whilst the site constitutes a backland form of development, the site area is spacious and would easily accommodate the proposed dwellings. The area is very large as a garden area for a single dwelling and is currently in a neglected state. There is a relatively wide strip of land available to provide access to the development. It is noted that there are other forms of backland development in this area. Therefore on balance, Officers consider that the proposal would provide an acceptable form of development which would be visually acceptable within the Bay Road street scene.

6.13 The AONB Partnership commented that the proposal has been reduced from 3 dwellings to 2, which has increased the amenity space for each of the dwellings and created more reasonable sized plots. Whilst the AONB Partnership do not advocate ‘back land’ style development, this is an established residential area. In this instance the Partnership do not consider that an objection could be substantiated based on visual impact or harm to the character of the AONB and therefore removed their objection to the previous proposal for three dwellings.

6.14 For these reasons the proposal is considered to be in accordance with the aims of Policies DM2 and DM12 of the Island Plan Core Strategy.

6.15 Impact on Neighbouring Properties May Cottage is a detached chalet bungalow style dwelling situated to the north of the proposed access drive into the development. This property has a garage adjacent to the application site boundary between the dwelling and the proposed access, with a garden area to the rear. The side elevation of the dwelling contains two windows in the gable serving accommodation within the roof space that overlook the proposed access road, with principal dormer window to the front elevation. The proposed access drive would be sited 4.5 metres from the side of this dwelling, and 2 metres from the site boundary. The revised plans show that this would be screened by both a close boarded fence and a new 1.8 metre hedgerow of Western Red Cedar. The access drive is shown to be block paviours with a Bodpave turning area. From a site inspection it was noted that these is an existing access to a garage in a similar location, albeit rarely used. Therefore with the proposed landscaping and hardsurfaced treatments, it is considered that the proposed access drive would not result in a significant degree of noise and disturbance to occupiers of this neighbouring property. The nearest of the proposed bungalows, Plot 2, would be sited 11.5 metres from the boundary with this neighbouring property and 19.5 from the dwelling itself. At single storey and with the existing and proposed boundary treatment, then the proposal would have an acceptable relationship in terms of overbearing impact and overlooking considerations. In the event of approval, it is considered that a condition should be imposed to remove permitted development rights for windows in the roof.

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6.16 West Winds, the host property, is situated approximately 19.5 metres from the closest of the proposed properties, Plot 1, such that the separation distance would be acceptable in terms of overbearing impact and overlooking considerations. The host property would be left with a reasonable sized rear amenity area, 8 x 21 metres, which is comparable to that of May Cottage, to provide future occupiers with suitable amenity space and outlook. Two parking spaces would be provided to serve this property within the front garden area, and similar arrangements exist within the area. As discussed above, the proposed boundary and hard-surfacing treatments are considered to be acceptable to prevent undue noise and disturbance.

6.17 There are existing bungalows off Brooklyn Gardens to the west of the application site, known as Rock Cottage and Hopewell, which are set at a higher level than the application site, and in close proximity to the boundary which also some views over the site. The proposed bungalows would be sited a minimum of 11 metres from the boundary with these properties, and at single storey, is considered to be acceptable in terms of outlook and overshadowing so as not to result in undue harm to the living standards of occupants of these properties.

6.18 The dwellings would be sited around 9.5 metres from the boundaries with the properties to each side of the application site, Cherry Pie and Lynden Lea. With the separation distance the proposed bungalows are considered to have an acceptable relationship with these neighbouring properties.

6.19 For these reasons the proposal is considered to meet the aims of Policy DM2 of the Core Strategy as well as Government advice contained within the NPPF.

6.20 Access and Parking Arrangements A new access would be provided from Bay Road, leading to a parking / turning area to the front of each of the dwellings capable of parking approximately 3 vehicles. A new access is also indicated to provide 2 car parking spaces in the front garden area of West Winds to serve this existing dwelling.

6.21 The Highways Engineer has commented that low speeds within Bay Road due to the unmade nature of the highway and that therefore, the normal 43 metre visibility splays could be reduced. The inspection showed that from the site access, ready views are available to allow traffic to see and be seen when using the access. As a result, when taking into account the set back and the low speeds, it is considered that suitable levels of visibility would be available about the access.

6.22 From the above it is considered that the proposed level of on-site parking provision would be acceptable to serve both the proposed dwellings and the host property. In addition, the Highways Engineer has no objection to the development. For these reasons the proposal is considered to be in accordance with the aims of policies DM2 and DM17 of the Core Strategy in terms of access and parking provision.

6.23 Impact on Trees There are numerous trees within and adjacent to the application site, which are a collection of deciduous trees typical to a mature domestic garden. Therefore a Tree Report has been submitted in support of the planning application to assist in the assessment of the impact of the development on these trees.

6.24 The Council’s Tree Officer has commented that several of the trees have individual amenity value and are important to the character of the area, the most significant being T1 and T2, large Macrocarpas situated to the front of the site. Whilst some of the trees have only a “C” grade it is seen that the trees of this garden have a far

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greater collective amenity value. The only exception to these is the thicket of self set Damson trees seen on the south eastern boundary.

6.25 The Tree Officer considers that the impact caused by this development will be minimal because of the positioning of the plots outside the root protection area of trees, with the exception of the Damson thicket. It is acceptable that these are removed to enable the build as long as mitigation planting is carried out to provide screening to neighbouring properties. The Tree Officer also notes that the Norway Spruce internal to the site would be lost, which is considered to be acceptable due to its low amenity value. For these reasons the Tree Officer concludes that the direct impact to the surrounding trees will be minimal with the exception of those already noted. To protect those trees that are to be retained, the Tree Officer recommends placing a condition for a method statement to be submitted detailing how the trees will be protected during the development.

6.26 For these reasons the proposal is considered to be in accordance with the aims of policy DM12 of the Island Plan Core Strategy in terms of impact on trees.

6.27 Impact on Biodiversity The application site constitutes the rear garden area of West Winds, although the majority of the site has been neglected such that it is in an overgrown and unkempt state and therefore may host wildlife.

6.28 The Council’s Senior Ecology Officer has commented that provided that the boundary trees are retained, there will still be opportunities for some wildlife to move through the site. However, the overgrown garden is likely to be used by nesting birds and possibly some other species. Therefore, if recommended for approval, it is advised that conditions relating to timing of site clearance which should be done under the guidance of an ecologist are imposed.

6.29 For these reasons the proposal is considered to be in accordance with the aims of policy DM12 of the Island Plan Core Strategy in terms of impact on biodiversity.

6.30 Drainage Infrastructure Southern Water has commented that it has no objection to the proposal, subject to the imposition of a condition relating to the agreement of means of foul and surface water disposal.

6.31 1990 Appeal Decision An application for outline planning permission was dismissed on appeal in February 1990 on grounds that the Inspector considered it would not be possible to site 2 bungalows on this backland site without creating sub-standard conditions of privacy and amenity for existing and proposed residents. From inspection of the plans the depth of the appeal site was significantly smaller at around 20 metres compared to the 32 metres of that within the current planning application. In addition this appeal was considered 23 years ago under a different national and local planning policy regime. Therefore it is considered that the Inspector’s conclusions are not directly applicable to the consideration of this planning application.

7. Conclusion and Reasons for Approval

7.1 In reaching the decision to grant planning permission account has been taken of the

National Planning Policy Framework and the Island Plan Core Strategy together with

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any associated supplementary planning documents. In particular, the proposal has been assessed as complying with the following relevant policies or guidance: NPPF SP1 Spatial Strategy SP2 Housing DM2 Design Quality for New Development DM12 Landscape, Seascape, Biodiversity and Geodiversity DM17 Sustainable Travel The principal reasons for granting planning permission are: The Council is satisfied that the proposed dwellings would be visually acceptable within the street scene by virtue their siting, scale and design. The indicated materials would reflect those used elsewhere in the immediate location and would therefore allow the proposal to blend into the surrounding built environment. There would be no significant adverse impact upon neighbouring property occupiers and the proposed parking and access arrangements for the dwelling would not adversely impact on road safety. The impact on trees and biodiversity within the site is considered to be acceptable. Having regard to the above and having taken into account all relevant material considerations, it is concluded that the proposal is in full conformity with the provisions of the development plan.

8. Recommendation

8.1 For the reasons set out in this report the application is recommended for the

conditional approval of planning permission.

9. Statement of Proactive Working

9.1 In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council

take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way:

• The IWC offers a pre application advice service. • Updates applicants/agents of any issues that may arise in the processing of

their application and suggest solutions where possible. In this instance;

• Revisions to the application were negotiated with the applicant following the initial site visit.

• Was provided with pre-application advice.

Conditions/Reasons: 1 The development hereby permitted shall be begun before the expiration of 3 years from

date of this permission.

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Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbered; 2011/3086/02 rev B, 2011/3086/03 rev A, 2011/3086/04 rev A, 2011/3086/07, and 2011/3086/10 Reason: For the avoidance of doubt and in order to ensure the satisfactory implementation of the development in accordance with the aims of Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

3 No development shall take place until samples of materials / details of the materials and finishes to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of the amenities of the area and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

4 No development shall take place until an Arboreal Method Statement has been submitted to and agreed in writing by the local planning authority detailing how the potential impact to the trees will be minimized during construction works and showing the positions of protective tree fencing as required by condition 5. The agreed method statement will then be adhered to through out the development of the site. Reason: To ensure that the high amenity tree to be retained is adequately protected from damage to health and stability throughout the construction period in the interests of the amenity in compliance with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

5 No development including site clearance shall commence on the site until trees shown to be retained in this permission have been protected by fencing or other agreed barrier. Any fencing shall conform to the following specification: Barrier shall consist of a scaffold framework as shown in figure 2 of BS 5837 (2005). Comprising of vertical and horizontal framework braced to resist impact, with vertical tubes spaced at a maximum of 3 m intervals. Onto this weld mesh panels are to be securely fixed. Such fencing or barrier shall be maintained throughout the course of the works on the site, during which period the following restrictions shall apply: (a)No placement or storage of material; (b)No placement or storage of fuels or chemicals. (c)No placement or storage of excavated soil. (d)No lighting of bonfires. (e)No physical damage to bark or branches. (f)No changes to natural ground drainage in the area. (g)No changes in ground levels. (h)No digging of trenches for services, drains or sewers. (i)Any trenches required in close proximity shall be hand dug ensuring all major roots are left undamaged. Reason: To ensure that the high amenity trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of the amenity in compliance with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

6 No dwelling hereby permitted shall be occupied until space has been laid out within the site, drained and surfaced in accordance with details that have been submitted to and

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approved by the Local Planning Authority in writing, such that 2 cars to be parked for each of the new dwellings and the existing dwelling known as West Wind. The parking spaces shall not thereafter be used for any purpose other than that approved in accordance with this condition. Reason: In the interests of highway safety and to comply with Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

7 No development shall take place until details of the means of disposal of foul and surface water from the development has been submitted to, and approved in writing by, the Local Planning Authority. Development shall be carried out in accordance with the agreed details and completed prior to the first occupation of any dwelling. Reason; To ensure a satisfactory means for the disposal of surface water to minimise the risk of flooding the proposed and neighbouring properties and to comply with Policy DM14 (Flood Risk) of the Island Plan Core Strategy.

8 No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include; means of enclosure; hard surfacing materials; a soft landscaping scheme including tree planting to compensate the removal of trees to facilitate the build. Reason: To ensure the appearance of the development is satisfactory and to comply with Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

9 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: To ensure the appearance of the development is satisfactory and to comply with Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

10 No site clearance should be carried out between the months of March to July inclusive. Reason: To avoid disturbance to nesting birds protected under the Wildlife & Countryside Act 1981, as amended, and to comply with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

11 Clearance of vegetation shall only be carried out under the supervision of a suitably qualified ecological consultant. Reason: To ensure there is no disturbance to protected species and to comply with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

12 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008 (or any Order revoking and re-enacting that Order with or without modification), no development within Classes B and C of Part 1 of the Schedule to that Order shall be carried out [other than that expressly authorised by this permission] unless otherwise agreed in writing by the Local Planning Authority.

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Reason: To protect the visual amenity of the area in general and the setting of the neighbouring listed building and to comply with Policies DM2 (Design Quality for New Development), DM11 (Historic and Built Environment) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy and Government advice contained in the NPPF.

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434300E

434300E

434350E

434350E

434400E

434400E

434450E

434450E

434500E

434500E

434550E

434550E

434600E

434600E

86050N86050N

86100N86100N

86150N86150N

86200N86200N

Scale 1:1250

P/01215/12 - TCP/13719/G

land between and rear of May Cottage and W

est

Wind, Bay Road, Freshwater

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04 Reference Number: P/00773/12 - TCP/29520/B

Parish/Name: Newchurch - Ward/Name: Arreton and Newchurch Registration Date: 25/05/2012 - Full Planning Permission Officer: Martin Mew Tel: Applicant: Caravan Club Change of use from nursery to holiday use (touring caravans) in association with Southlands Camping Park; stopping up of vehicle access onto Wacklands Lane; provision of outdoor swimming pool with associated facilities; alterations to existing toilet block to upgrade facilities Sunnycrest Nurseries, Wackland Lane, Newchurch, Sandown, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION The application site is owned by the Isle of Wight Council. In line with the requirements of the Council’s Constitution, this application must therefore be considered by the Planning Sub Committee.

MAIN CONSIDERATIONS

• Principe of the development • Impact on the character of the area • Impact on neighbouring properties, in particular Winchfield Cottage • Impact on trees • Highway matters

1. Details of Application

1.1. The application seeks consent for the change of use of the Sunnycrest Nurseries site

to a holiday touring caravan site in connection with the adjoining Southlands Caravan Park.

1.2 The application seeks consent for the removal of the existing glasshouses, outbuildings and agricultural workers dwelling from the site, and a layout showing 45 holiday pitches, two service points, an assistant warden’s pitch, and an enclosure with a swimming pool and associated facilities. Two new internal access roads are proposed. The application also proposes works to the existing toilet block to increase facilities.

2. Location and Site Characteristics

2.1 The application site is located off Wackland Lane, an unmade road which accesses onto Winford Road. The site currently features a cluster of single storey outbuildings grouped towards the front of the site, close to the existing vehicular access, and an agricultural workers bungalow to the north west corner of the site, which has had temporary permissions as office use. There are glasshouses located towards the rear of the site, with trees lining the western boundary, and some natural growth across the site.

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2.2 To the immediate east of the site there is a chalet bungalow. To the west the land drops steeply. There are a mix of stables and agricultural buildings within the setting of Wackland Lane.

3. Relevant History

3.1 There is an extensive list of planning applications in relation to the existing touring

site and the application site. Recent applications of relevance are as follows:

3.2 P/00676/09 - Change of use of land to 31 camping and touring pitches with parking; conversion of existing building to w.c./washrooms and activity area (revised scheme). Approved July 2009.

3.3 P/02555/08 - Single storey building to provide reception, office, w.c. & information room with storage compound; covered store; detached double garage; siting of 2 portable buildings providing utility & wash facilities for wardens; road improvement works to include resurfacing, road widening, visitor parking & booking in layby. Approved February 2009.

3.4 TCP/18200/S - Change of use of dwelling to form office accommodation. Temporary consent issued March 2001. Renewed in January 2004 and January 2007 (reference TCP/18200W).

3.5 P/01617/07 - Variation of condition no. 2 on TCP/18200/W to allow the continued use of part of bungalow as a business in connection with the fostering of children. Approved September 2007.

4. Development Plan Policy

4.1 National Planning Policy Framework

The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to): • replacing poor design with better design • improving the conditions in which people live, work, travel and take leisure.

4.2 In particular, paragraph 28 relates to supporting a prosperous rural economy and states that local and neighbourhood plans should “support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors, and which respect the character of the countryside. This should include supporting the provision and expansion of tourist and visitor facilities in appropriate rural locations where identified needs are not met by existing facilities.”

4.3 Local Planning Policy The Island Plan Core Strategy was adopted by the Isle of Wight Council in March 2012. The following policies are considered to be relevant to the proposal;

4.4 SP1: Spatial Strategy - Defines the appropriate locations for new development to take place on the Island. Defines three Key Regeneration Areas (Newport, Ryde and the Bay), two Smaller Regeneration Areas (Freshwater and Ventnor) and eleven Rural Service Centres (Arreton, Bembridge, Brading, Brighstone, Godshill, Niton, Rookley, St Helens, Wootton, Wroxall and Yarmouth). Areas outside of, or not immediately

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adjacent to, the identified regeneration areas and service centres are considered to be the Wider Rural Area where unless local need is identified, new development will not be supported.’ This policy also states that outside of defined settlements, proposals for tourism related development will be supported in accordance with SP4.

4.5 SP3: Economy - Expects economic growth on the Island over the plan period to be focussed upon employment, retail and tourism, with a target of creating around 7,550 jobs and that economic development will primarily be located in the Key and Smaller Regeneration Areas.

4.6 SP4: Tourism – States that the Council will support sustainable growth in high quality tourism and proposals that increase the quality of existing tourism destinations and accommodation across the Island.

4.7 DM2: Design Quality for New Development - Advises that the Council will support proposals for high quality and inclusive design to protect, conserve and enhance our existing environment whilst allowing change to take place, in addition proposals will be expected to compliment the character of the surrounding area and be appropriately landscaped.

4.8 DM8: Economic Development - Explains that the Council will in principle support growth in economic development.

4.9 DM12: Landscape, Seascape, Biodiversity and Geodiversity - states that the Council will support proposals that conserve, enhance and promote the landscape, seascape, biodiversity and geological interest of the Island.

4.10 DM17: Sustainable Travel: states that development proposals should provide for and improve accessibility to more sustainable modes of transport, comply with the Council’s parking guidelines and demonstrate that they are well-related to the Island’s Strategic Road Network and that the network has adequate capacity to accommodate the development.

5. Consultee and Third Party Comments

5.1 Internal Consultees

The Environmental Health Protection Officer has been consulted and has suggested conditions restricting the times of construction work and the burning of materials on site, in the interests of the amenities of neighbouring properties. Environmental Health have also commented that the proposed development is at a location where historical mapping information shows a former potentially contaminative use, and that this may have resulted in contamination of parts of the site. However, they comment that the nature of the possible contamination together with the fact that the area has been partially built upon indicates that it is unlikely to have a significant effect on the development. (In this case part of the proposed development is situated on a site which contains tanks and ponds (though these do not appear to fall within the footprint of any proposed building). If permission is granted, this information should be borne in mind together with the requirements of part C of the Building Regulations. Officers consider that this could be in the form of an informative on any approval. The Highway Engineer has commented that the proposal to stop up the existing access onto Wacklands Lane would be a useful highway safety gain, although details should be submitted prior to any works commencing to show how this would be

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achieved whilst also retaining pedestrian access. The Tree Officer has commented that there are few trees of high amenity on this site and as such they should not restrict the development. He also commented that if it became necessary to improve an access road to the site there will be impact to several high amenity trees, and as such a tree report would be necessary.

5.2 External Consultees The Environment Agency have been consulted and have commented that they have no objection to the application.

5.3 Parish/Town Council Comments Newchurch Parish Council have been consulted and comment that they make no objection to the proposal subject to the imposition of the following conditions:

• No access to Wacklands Lane • Sewage to be distanced from existing property to ensure no nuisance to the

property • Provision of a dog walking area on site • Low level lighting to be used • Adequate screening to be provided for existing property.

5.4 Third Party Representations

Six third party representations raising concerns have been received. These can be summarised as follows:

• Size of the site • Increased traffic along Harbors Lake Lane, which is unsuitable for caravans • Vehicles should be directed to main road and not through the village • Inaccuracies with the submitted planning application form in respect of trees,

loss of residential unit, visibility from public road, footpath, bridleway • Overdevelopment • No benefit to local community • Bungalow on site could be utilised for warden’s accommodation • Should be a dog walking area included due to issues with dog fouling in the

area • Existing sewage smell, should be better drainage to cope with the extra

people • Impact of service area on neighbouring property • Noise from users of a previous extension • Would add to light pollution in the area • Insufficient infrastructure in the village to support more people

6. Evaluation

6.1

Principle of Development The site is located outside of the defined settlement boundaries, and as such would be within the Wider Rural Area as defined by the Island Plan Core Strategy.

6.2 National Policy states that Planning Policies should support economic growth within rural areas and ‘support sustainable rural tourism and leisure developments that

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benefit businesses in rural area, communities and visitors, and which respect the character of the countryside. This should include supporting the provision and expansion of tourist facilities….in appropriate locations where identified needs are not met by existing facilities in rural service centres.’

6.3 Policy SP1 states that outside of defined settlements, proposals for tourism related development will be supported in accordance with policy SP4. SP4 (Tourism) states that "the Council will support sustainable growth in high quality tourism and proposals that increase the quality of existing tourism destinations and accommodation across the Island". It goes on to state that "the Council also wishes to see the Island become an all year round tourism destination".

6.4 The Isle of Wight Council Tourism Development Plan seeks to ensure that the Isle of Wight maximises the potential of the tourism industry and enables it to grow in a way that is economically, socially and environmentally sustainable. The plan aims to reduce seasonality by encouraging activities which make the Island an all year round destination and this links through to the type of accommodation which is provided. The plan also emphasises the quality of tourism and under its actions, objectives and 2020 vision for accommodation seeks to encourage self catering development which is in rural areas and can operate throughout the year.

6.5 The application relates to expanding an established Caravan Club site. The proposal was originally submitted to provide an additional 48 holiday pitches, however due to revised plans to improve the layout in relation to the neighbouring property, this is now shown to be 45 pitches. The proposal would also enhance the facilities at the site, through the provision of two swimming pools. The specific need for the development is evident in the submission of the application, in that it would be an investment to expand an existing site. The application would increase the tourism offer of the Island and enhance the quality of the site. The proposal is therefore considered to be acceptable in principle in relation to Policies SP1 and SP4.

6.6 Policy SP3 (Economy) encourages sustainable growth in the rural economy where they are important to sustaining the local economy and maintaining the scale of employment opportunities on site. At National and Local level, Policy would support the retention and expansion of the existing business on site subject to the material considerations of this development.

6.7 The application site features an agricultural workers dwelling which would be demolished as part of the development. This dwelling has been subject to recent applications which have been renewed to allow the dwelling to be used as office accommodation. Limited information has been provided in the application with regards to justifying the loss of a dwelling within the ‘Wider Rural Area’ which could contribute to the housing supply in providing an affordable home for an agricultural worker. The Council’s Strategic Assets Team have advised officers that the marketing of the site did not generate any interested parties in respect of the agricultural workers dwelling or an agricultural use of the site. Furthermore, given the other planning gains detailed within this report in respect of enhancing the tourism offer, providing employment, and highways safety in terms of the closure of the access onto Wackland Lane, it is not considered that the loss of the agricultural workers dwelling outweighs the benefits of the proposal.

6.8 There is no current employment on the application site, as the previous occupiers of the site (OSEL) have now vacated, and in the last months of occupation there were no more than four people based at the site. The Strategic Assets Team have commented that from the marketing of the site, there is not currently a prospect of employment other than this proposal. The proposal would be the expansion of an existing tourism business, which would encourage economic growth. As such, this

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would be in accordance with the aims of policies SP3 and DM8, being a rural economic development opportunity.

6.9 Taking the above into consideration, the proposal is considered to comply with policies SP1, SP3, SP4 and DM8, and is therefore considered acceptable, subject to the detailed consideration of the below.

6.10 Impact on the character of the area The site as existing features a group of single storey outbuildings along the frontage of Wackland Lane with glasshouses set back within the site. Due to the topography of the site and the existing tree screening along the western boundary, the site is not readily visible from vantage points from lanes to the west. To the east and south is the existing camping/touring pitch site. Within Wackland Lane there are a variety of rural buildings along the lane, with residential properties towards Winford Road. The proposed works would be visible from Wackland Lane.

6.11 The proposed layout of the pitches, around a central area of open space, is considered to be an acceptable layout in relation to the character of the area and would be less dense than the pitches on the adjoining area. Landscaping for the site would be controlled though the use of a condition, and the indicative landscaping shown on the proposed site layout shows a ‘buffer’ area of planting towards the front of the site, which would separate the pitches from the boundary of the neighbouring residential property at Winchfield Cottage. The proposed swimming pool and enclosure is set back towards the rear of the site and as such would not be prominent from Wackland Lane.

6.12 Alterations are proposed to the existing toilet, activity and office building to the north of the site to provide toilet / shower facilities. There are changes proposed to the openings of the building so that the structure is functional, although the footprint of the building is shown to remain the same. The proposed alterations are considered appropriate in relation to the existing building.

6.13 Taking the above into consideration, the proposal is considered to be acceptable in terms of layout. Taking account of the existing holiday use and the visual impact of the existing structures on the site, the proposal is considered acceptable in respect of the character of the area and therefore would comply with policies DM2 and DM12 of the Island Plan Core Strategy.

6.14 Impact on neighbouring properties, in particular Winchfield Cottage There are residential properties along Winford Road to the east of the site, however given that the application site is to the west of the existing camping/touring pitches, it is not considered that the proposal would give rise to any significant additional impact on the amenities enjoyed by the occupiers of these properties. The nearest residential property to the site is Winchfield Cottage, which is located to the north west of the application site. This property features hedging to the rear and side boundaries of the property which is approximately 1m high. There is already an existing impact on this property from the nursery business and the camping and touring pitches to the south.

6.15 Concerns were raised during the consultation process from this property, in respect of the proximity of the service area. The service point areas are shown in the supporting statement to be water supply and foul water disposal. The nearest service area to Winchfield Cottage was shown to be 13m from the boundary. Officers had concerns with regards to the proximity of the service area and the pitches proposed nearest to the neighbouring property, and as such requested revised plans to address these concerns. Revised plans have been received showing the removal of three pitches previously proposed to the north of the site and the relocation of the

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service area to the north of the site. This provides a separation of 35m from the western boundary of Winchfield Cottage to the service area. The separation is shown to be landscaped with shrubs, which would provide a buffer with the neighbouring property, and would also prevent this area of land being used an amenity area in close proximity to a residential property.

6.16 The alterations to the existing building to form a toilet block are not considered to impact on Winchfield Cottage. The proposal shows the existing door and window serve an office, with three high windows serving toilets / showers. The existing building has an activity area, which is conditioned to be used for purposes ancillary to the use of the land as a tourist accommodation site, and not be used outside of the hours of 8am to 6pm. Although this application would result in this activity area being reduced in size, given the proximity to the neighbouring property, officers consider it reasonable and necessary to condition this to protect the amenity of the neighbouring property and to ensure that it remains for holiday purposes in this rural location.

6.17 Taking the above into consideration, the proposal is considered acceptable in respect of the impact on neighbouring properties, and would comply with Policy DM2 of the Island Plan Core Strategy.

6.18 Impact on trees Whilst there are trees located on the site, the Tree Officer does not consider that these are of any high amenity value, and as such no objection has been raised in respect of loss of trees. It is considered that appropriate landscaping could be controlled by condition to ensure that the proposal results in a minimal landscape impact.

6.19 Highway matters The existing nursery site is accessed onto Wackland Lane, which is an unmade road and features a poor access onto Winford Road, which is classified. Southlands Caravan Park features an existing access onto Winford Road which features grass verges to either side and provides adequate visibility.

6.20 The application shows no vehicular access to Wackland Lane from the application site. Two internal access roads are shown to connect the proposed development with the existing site, and the new pitches would be served by the existing access directly into Winford Road, the intensification of use of which is considered to be acceptable. It is stated that pedestrian access to Wackland Land and an emergency access would have to remain. Newchurch Parish Council have suggested that if the development is approved then it should be conditioned that no access is provided onto Wackland Lane. The Highway Engineer comments that this would be a useful highway safety gain and suggests that details of how this would be achieved whilst also providing pedestrian and emergency access should be controlled by condition.

6.21 Concerns have been raised from third parties that Harbors Lake Lane is unsuitable for access to the site, and that vehicular traffic from the site should be directed through the village. Given that this relates to public highway network, the Local Planning Authority cannot control the routing that visitors may take when coming to/from the site.

6.22 As such, the proposal is considered to be acceptable in relation to highway matters and therefore would comply with Policy DM2 of the Island Plan Core Strategy.

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6.23 Other matters raised during the consultation process Concerns have been raised regarding the potential impact from increased use of the site resulting in increased dog fouling in the area. In their promotional material, Southlands is shown to feature a dog walking area as part of the facilities provided at the site. Any dog fouling would be outside of the scope of control for a planning permission, and would be controlled under other legislation.

6.24 With respect to lighting, concerns have been raised in respect of the potential impact on neighbouring properties and the character of the area. Officers consider that this can be controlled through the use of a condition.

6.25 Matters relating to drainage would be dealt with under building regulations. 7. Conclusion

7.1 Having had regard to the above material considerations and the relevant national and

local planning policies officers consider that the proposals comply with the requirements of the Development Plan and as such recommend conditional approval.

8. Recommendation

Conditional approval.

9. 9.1 9.2

Reason for Recommending Conditional Permission In reaching the decision to grant planning permission account has been taken of the National Planning Policy Framework and the Island Plan Core Strategy. The principle reasons for granting planning permission are: The proposal relates to a rural economic development opportunity and would enhance the existing tourism offer. The proposed use and works are considered acceptable in terms of layout and design, and would be acceptable in terms of the character of the area. The proposal would not adversely impact on the amenities of neighbouring property occupiers, or trees of high amenity. The proposal is considered acceptable in terms of highway safety. The application therefore would comply with advice contained within the National Planning Policy Framework and Core Strategy policies SP1, SP3, SP4, DM2, DM8, DM12 and DM17.

10.

Statement of Proactive Working

10.1

In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way:

• The IWC offers a pre application advice service • Updates applicants/agents of any issues that may arise in the processing of

their application and suggest solutions where possible In this instance: The applicant was updated of any issues and revised plans were requested. Pre application advice was provided.

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Conditions/Reasons: 1 The development hereby permitted shall be begun before the expiration of 3 years from

date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbered: OS PLAN – A4 SLD-2012-P-100C SLD-2012-P-111 SLD-2012-P-112 SLD-2012-P-121 SLD-2012-P-125 SLD-2012-P-130 SLD-2012-P-135 SLD-2012-P-140 SLD-2012-P-302 Reason: For the avoidance of doubt and to ensure the satisfactory implementation of the development in accordance with the aims of policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

3 The land outlined in red on the submitted location plan, numbered OS PLAN – A4, shall be used solely as a touring / camping park as part of the Southland Caravan Club site, which is outlined in blue on the submitted location plan, and for no other purpose without the express written consent of the Local Planning Authority. Vehicular access to the land outlined in red from the public highway shall be solely through the existing access to Southland Caravan Club from Winford Road. Reason: To ensure that the site is used for tourism purposes and to prevent use of the site for permanent residential occupation in an unsustainable location, and to ensure the site is accessed through the existing access from Southland Caravan Club from Winford Road in the interests of highway safety, and to comply with policies SP1 (Spatial Strategy), SP4 (Tourism), and DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

4 No development shall take place until details of the proposed pedestrian and emergency access to Wackland Lane has been submitted and agreed in writing with the Local Planning Authority. Development shall be undertaken and retained in accordance with the agreed details. There shall not at any time be any vehicular access from the site leading onto Wackland Lane and the access roads to the pitches shall be laid out as per the approved plans with no through vehicular access to the North, unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of highway safety and to comply with Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

5 The layout of the site shall be in complete accordance with the details shown on the plan numbered SLD-2012-P-100C and shall be retained as such thereafter, unless otherwise agreed in writing with the Local Planning Authority. Reason: To ensure that the layout is acceptable with respect to the character of the area, and in the interests of the amenity of the occupiers of the neighbouring property,

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and to comply with Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

6 No development shall commence on site and none of the existing trees and hedgerows shall be removed until a detailed landscaping scheme has been submitted to and approved by the Local Planning Authority. The landscaping scheme shall include details of planting to the boundaries of the site, open space provision, and planting to form a buffer to the neighbouring property to the north east of the site, and shall comprise the following:

• planting plans • written specifications (including cultivation and other operations associated with

plant and grass establishment) • schedules of plants, noting species, plant sizes and proposed numbers/densities • an implementation program

Reason: In the interests of the visual amenities to the countryside and the amenity of the occupiers of the neighbouring property, and to comply with Policies DM2 (Design Quality for New Development) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

7 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: In the interests of the visual amenities to the countryside and the amenity of the occupiers of the neighbouring property, and to comply with Policies DM2 (Design Quality for New Development) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

8 No development shall take place until details of any external lighting required in connection with this development have been submitted to and approved by the Local Planning Authority. The lighting shall then be carried out and retained in complete accordance with the approved details, and no additional external lighting shall be installed unless otherwise agreed in writing with the Local Planning Authority. The approved scheme shall indicate type, height and intensity of illumination and means of minimising light spillage. Reason: In the interests of the amenities of the adjoining residential properties and character of the surrounding area in compliance with Policies DM2 (Design Quality for New Development) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

9 The assistant warden’s caravan pitch hereby approved shall be occupied only by wardens employed at this site and the pitch shall only be occupied whilst the site is in use for tourism purposes. Reason: To ensure that the pitch is used for purposes ancillary to the tourism use and to prevent use of the pitch for permanent residential occupation unrelated to tourism in an unsustainable location, and to comply with policies SP1 (Spatial Strategy) and SP4 (Tourism) of the Island Plan Core Strategy.

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10 The activity area hereby approved within the existing building to be converted shall only be used for purposes ancillary to the use of the land for tourism purposes and shall not be used outside of the hours of 8am to 6pm unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure the building is used for tourism purposes and in the interests of the amenity of the occupiers of the neighbouring property, and to comply with Policies SP4 (Tourism) and DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

11 No development shall take place until details of the materials and finishes to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of the amenities of the area and to comply with Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

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05 Reference Number: P/01616/12 - TCP/31269

Parish/Name: East Cowes - Ward/Name: East Cowes Registration Date: 06/11/2012 - Full Planning Permission Officer: Mike Gildersleeves Tel: (01983) 823552 Applicant: Mr C Lacey Pair of semi-detached houses with parking (revised plans) (reduced scheme) Land adjacent 2b Adam Terrace off, St. Davids Road, East Cowes, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION

At the request of the Local Ward Member due to the sensitivities of the application in respect of the level of development, parking and drainage issues, and the relationship with neighbouring properties.

MAIN CONSIDERATIONS

• Whether the principle of development is acceptable • Whether the scheme is acceptable in respect of size, scale, and design given the

character and appearance of the area • Whether the proposals would be acceptable in relation to the neighbouring properties

and levels of amenity • Highway and parking considerations • Drainage issues

1. Details of Application

1.1. The application seeks full planning permission for a pair of semi-detached properties

on the site. The scheme has been reduced during the processing of the application having been originally submitted as an application for a terrace of three dwellings.

1.2 The proposals would see two dwellings located within a building comprising a footprint of 13m x 8m. The building would be of two-storey proportions, 5m to eaves and 7.6m to ridge. The building is proposed to be finished in facing brickwork with string course detail, under a tiled roof, with windows and doors in white UPVC.

1.3 The properties would benefit from rear amenity space, with provision for 2 parking spaces and turning area to the front of the units. Vehicular access would be across an existing driveway to the frontage of the units to the south which are shown to be within the control of the applicants.

2. Location and Site Characteristics

2.1 The site is located within the settlement boundary for East Cowes, and thus falls

within the Medina Valley Key Regeneration Area. No other formal designations exist for the site. The surrounding area is predominantly characterised by residential development.

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2.2 The site is presently an enclosed, and un-tidy piece of land. Formerly it would have been the garden associated with adjacent properties, but has in the more recent years been separated from them.

2.3 The site is bounded by a combination of close-boarded fencing and wire fencing.

2.4 To the south of the site is a pair of semi-detached, red-brick properties dating from the late 1990s which were granted permission in 1997. These are shown as being within the control of the applicant.

2.5 To the west and north of the site lie the rear gardens of properties fronting Adelaide Grove. To the east is the curtilage associated with Queensgate Primary school, and a small detached garage in a poor state of repair which is in third party ownership.

3. Relevant History

3.1. TCP/21638 sought permission for a pair of semi detached properties on part of the

land which is subject of this current application. It was refused in March 1995 due to reasons relating to layout, lack of turning space, lack of parking and the potential to prejudice the delivery of land to the south.

3.2 TCP/18919/D dated March 1997 granted a renewal of an earlier permission for the development of the pair of semi-detached properties on land to the south of the current application site. It is under this permission that these properties have been delivered.

3.3 TCP/20233/B granted permission in 1993 for a terrace of 3 properties to the eastern side of St Davids Road, opposite this application site. These dwellings have been constructed.

3.4 It is also deemed relevant to report P/00409/11 which sought permission for a terrace of 3 dwellings on a site at the southern end of St Davids Road (280m from the current application site) which was refused by the Local Planning Authority, and subsequently allowed at Appeal by the Planning Inspectorate. This site is deemed of relevance due to similarities in respect of the nature of the site, its history, and details in relation to the layout, design, amount of development.

4. Development Plan Policy

4.1. National Planning Policy Framework (NPPF) constitutes guidance for local planning

authorities and decision-takers both in drawing up plans and as a material consideration on determining applications. At the heart of the NPPF is a presumption in favour of sustainable development.

4.2 The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to):

• making it easier for jobs to be created in cities, towns and villages • moving from a net loss of bio-diversity to achieving net gains for nature • replacing poor design with better design • improving the conditions in which people live, work, travel and take leisure

and • widening the choice of high quality homes

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4.3 Local Planning Policy The Island Plan Core Strategy identifies the application site as being within the settlement boundary of East Cowes, which is a Key Regeneration Area. The following policies are relevant to this application

• SP1 - Spatial Strategy – Supports development on appropriate land within or immediately adjacent the defined settlement boundaries of the Key Regeneration Areas, Smaller Regeneration Areas and Rural Service Centres.

• SP2 - Housing – Sets out the requirement for an average of 520 new

dwellings per year, and sets out a distribution for the delivery of new housing on the Island, including the provision of 1350 new dwellings within the Medina Valley over the period 2011 – 2027.

• SP5 - Environment – Offers support for proposals that protect, conserve and /

or enhance the Island’s natural and historic environments, and to protect the integrity of internal, national and local designations.

• SP7 - Travel - Offers support for proposals that increase travel opportunities

and provide alternative means of travel to the car. Development proposals should not negatively impact on the Island’s strategic road network, or the capacity of lower level roads to support the proposed development.

• DM2 - Design Quality for New Development – Gives support to proposals for

high quality and inclusive design to protect, conserve and enhance the existing environment whilst allowing change to take place. The policy states that relevant information relating to the site size, location and context is required and that proposals will be expected to provide an attractive, functional and adaptable built environment, optimise the potential of the site taking into account constraints, be appropriately landscaped and compliment the surrounding area.

• DM3 - Balanced Mix of Housing - The Council will support development

proposals that provide an appropriate mix of housing types and size, in all new development, in order to create inclusive and sustainable communities.

• DM17 – Sustainable Travel – Supports proposals which increase travel choice

and reduce the reliance on the private car.

5. Consultee and Third Party Comments

5.1 Internal Consultees

Environmental Health Officers have raised no objections to the proposals, subject to the imposition of conditions relating to hours of works and no bonfires on site.

5.2 External Consultees Southern Water have advised that an application for a drainage connection would be required, and that surface water should not be discharged to the foul system. No objection has been raised to the scheme, and no request for conditions made.

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5.3 Town Council Comments East Cowes Town Council have advised that they object to the scheme, stating that the scheme was over-development (“back garden development”), that there are concerns regarding drainage and disposal of surface water, that the proposals would overlook and overshadow neighbouring properties and would exacerbate traffic concerns in the area.

5.4 Third Party Representations 10 letters of objection have been received from Third Parties which raise material planning considerations, these are summarised as follows:

• Overlooking • Overshadowing • Drainage concerns • Loss of land formerly used as garden • Out of character with the area • Overdevelopment • Lack of parking given on-street congestion. • No need for additional housing in East Cowes

6. Evaluation

6.1

Principle The site is located within the settlement boundary for East Cowes, which falls within the Medina Valley Key Regeneration Area. Thus in accordance with policy SP1 of the Island Plan, the broad principle of development would be deemed acceptable. Policy SP2 sets out the requirement for delivery of new housing, and identifies the need for the provision of at least 1350 new dwellings within the Medina Valley over the plan period, this proposal would help to meet that need.

6.2 Further, Officers consider that the site is located within a sustainable urban location, and would see the re-use of an un-used and un-tidy parcel of land, and as such the scheme would be compliant with the principles advocated by the NPPF.

6.3 It is noted that the former use of this area of land was as garden land associated with surrounding dwellings, from which it has been separated in more recent years. Although technically the land would still therefore be classified as Greenfield, this should not preclude development per-se. Officers are of the view that this is an appropriate development site as it is located within a sustainable location, characterised by residential development and would result in an enhancement to the character of the appearance of the area (as required by policy SP1). As such, there is no objection to the principle of development.

6.4 Officers would also highlight a recent Appeal decision at the southern end of St Davids Road (P/00409/11) which has a number of similarities with the application site. Officers wish to highlight that this site was also a Greenfield site and that the Inspector did not raise an objection to the principle of development. Further, the Inspector allowed the appeal.

6.5 Matters relating to the impact on the character of the area Policy DM2 (Design Quality for New Development) reflects the general advice contained within the NPPF, stating that the Council will support proposals for high quality and inclusive design to protect, conserve and enhance the Islands existing

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environment while allowing change to take place. The policy states that development proposals will be expected to provide an attractive built environment, be appropriately landscaped, compliment the character of the surrounding areas.

6.6 The proposals seek to erect a pair of semi-detached properties of a modest scale and form and of a relatively simple design and appearance. The proposals would be reflective of other more recently constructed dwellings to the south and east of the site. The indicated materials also reflect this.

6.7 St David’s Road is of a mixed vernacular, with traditional Victorian terraces extending in both directions from the junction with Upper Yarborough Road on both sides of the road. These properties are generally red brick with buff brick detailing under slate roof. This dense character is also reflected by the lack of off-street parking, which due to the lack of restrictions does at times make the area feel cramped and densely developed.

6.8 At the extreme ends of St David’s Road there are examples of more recent re-development, and these developments have resulted in both ends of St David’s Road being extended.

6.9 Officers are of the opinion that the land in its present enclosed and untidy state offers no contribution to the general aesthetic of the area. Further, Officers consider that the development of this land would result in a visual enhancement of the area, whilst providing housing in a sustainable residential area.

6.10 The proposals have been reduced from 3 dwellings to 2, resulting in a more appropriate density of development for the site. It is considered that the proposals would result in a pair of dwellings which would be in-keeping with other forms of development in the area and would be of an acceptable size, scale, layout and design.

6.11 As a consequence, it is Officers view, that subject to the imposition of conditions, the proposed scheme would be acceptable in respect of the policy requirements of DM2 of the Island Plan.

6.12 Impact on the amenities of neighbouring properties and the amenities of future occupiers The area is characterised by a block-structure pattern of development, resulting in rear gardens sharing a common boundary. In this area, properties fronting Adelaide Grove have extensive rear gardens which generally extend in excess of 20m from the rear elevations to the common boundaries with properties on St David’s Road. This results in “back-to back” relationships of between 25-35m.

6.13 The proposed properties would be set between 6-8m from the common rear boundary, and would have 2 rear facing bedroom windows located at first floor level.

6.14 Officers consider that given the orientation of the properties in combination with the relative distances between the elevations proposed and those of the properties fronting Adelaide Grove, there would not be an unacceptable impact as a result of dominance or overshadowing. Further, this relationship would be similar to other existing arrangements in the locality.

6.15 Similarly, given the above, it is Officers view that there would not be a sustainable objection to the proposals based upon overlooking.

6.16 The properties would have a reasonable level of amenity space to serve the size of

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property proposed, and would provide a good standard of amenity for the future occupants owing to outlook and access to light and ventilation.

6.17 As such, Officers consider that the scheme would be compliant with the requirements of DM2 of the Island Plan.

6.18 Highways / Parking The site is located within a sustainable urban environment, with good public connections and access to alternative forms of travel. Therefore the site would be in accordance with the objectives of SP7 and DM17 and the principles of the NPPF.

The proposals would see an existing tarmac area to the front of the properties to the south providing a vehicular access to serve a parking/turning area for the proposed dwellings. 1 parking space would be provided for each dwelling. Officers consider that this arrangement would be acceptable in order to serve the development and would therefore be compliant with the requirements of DM2.

6.19 Although the concerns regarding the congested nature of St David’s Road is acknowledged, this site would benefit from off-street parking of an acceptable level, and as such, it is not considered that an objection on the basis of the established congestion and lack of parking could be sustained against current planning policies.

6.20 Drainage issues Concerns have been expressed by third parties and the Town Council regarding the drainage implications of the proposal.

6.21 It is noted that Southern Water have not objected to the proposals, but have highlighted that surface water should not be directed to the foul sewer. This is reflective of most recent guidance.

6.22 Having reviewed other more recent developments in the area, it is noted that objections relating to drainage have not been considered sustainable as such matters can be adequately controlled by condition. On the allowed Appeal for P/00409/11, this Inspector states:

• “15. Local concerns on the drainage of the site may be overcome by condition.”

6.23 Officers consider therefore that such matters can acceptably be controlled through

the imposition of conditions, as there are a variety of engineering solutions which could be applied to provide adequate foul water drainage and also prevent surface water entering the combined system and prevent the proposals having a detrimental impact upon neighbouring properties. As such, an objection on this basis could not be sustained.

6.24 In addition, Officers advise that the applicant (being in control of the land serving the adjacent properties 2A/B) has advised that he would be willing to see the existing tarmacadam surface to the front of these dwellings removed as part of the development, and replace it with a sustainable, semi-permeable solution that would further aid in reducing the impacts of surface water drainage. Officers are welcoming of this and see this as a potential benefit to the wider area, and also consider that this would further enhance the appearance of the adjacent development, this matter can be acceptably be controlled through the imposition of conditions.

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7. Conclusion & Reasons for Approval

7.1 In reaching the decision to grant planning permission account has been taken of the

National Planning Policy Framework and policies contained within the Island Plan Core Strategy.

7.2 The principle reasons for granting planning permission are:

The proposals would result in the re-development and enhancement of an untidy site, located within a central and sustainable location within the core of East Cowes, thus the broad principle of development is considered to be acceptable in accordance with policies SP1 (Spatial Strategy) and AAP 1 (Medina Valley). The scheme would provide an acceptable amount and density of residential development in accordance with the principles of SP2 (Housing), DM3 (Balanced Mix of Housing) and the principles advocated within the NPPF. The Council is satisfied that the proposed development would be of an appropriate size, scale, bulk and massing and would be of an appropriate design, which would be acceptable in its setting and which would enhance the character and appearance of the area. There would be no unacceptable adverse impact upon neighbouring property occupiers owing to careful layout of the proposed development and an appropriate level of amenity would be provided for future occupants of the development. As a result, the proposed development would accord with the principles of Policy DM2 (Design Quality for New Development). The Council is also satisfied that the proposed parking solution would be acceptable within this highly accessible and sustainable location, and that the proposal would be in accordance with all other technical constraints (including flood risk). As such, the scheme is considered to be compliant with policies DM2 (Design Quality), DM14 (Flood Risk) and DM17 (Sustainable Transport).

7.3 Having regard to the above and having taken into account all relevant material considerations, it is concluded that the proposal is in full conformity with the provisions of the development plan.

8. Recommendation

8.1 Conditional Permission

9 . Statement of pro-active working In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way:

• The IWC offers a pre application advice service • Updates applicants/agents of any issues that may arise in the processing of their

application and suggest solutions where possible In this instance the applicant has been afforded the opportunity to provide additional information and revisions to the scheme in order to make the development acceptable in respect of planning policy objectives.

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Conditions/Reasons: 1 The development hereby permitted shall be begun before the expiration of 3 years from

date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans (revised 1:200 block plan dated 21/1/13, revised 1:100 elevations and plans dated 3/12/12). Reason: For the avoidance of doubt and to ensure the satisfactory implementation of the development in accordance with the aims of policy DM2 (Design Quality) of the Island Plan.

3 No development shall take place until samples of materials and finishes to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of the amenities of the area and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy.

4 No dwelling hereby permitted shall be occupied until space has been laid out within the site and drained and surfaced in accordance with details that have been submitted to and approved by the Local Planning Authority in writing for 2 cars (1 space per dwelling) to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. The space shall not thereafter be used for any purpose other than that approved in accordance with this condition. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy.

5 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order, with or without modification), no windows/dormer windows (other than those expressly authorised by this permission) shall be constructed unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the amenities of neighbouring properties and the area, and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy.

6 Notwithstanding the submitted details, no development shall take place until a detailed specification of both hard and soft landscape works based on the principles established by the approved plans, have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. The details shall include; means of enclosure (including boundary treatments and a details of the acoustic fencing); pedestrian access and circulation areas; surfacing materials; detailed specifications for refuse or other storage units, and a detailed specification for all external lighting and incorporation of soft-landscape features. The details shall be accompanied by relevant plans and a timetable for implementation. The development shall only be carried out in accordance with the subsequently approved details. Reason: To ensure the appearance of the development is satisfactory and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy.

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7 No development shall take place until a scheme for the drainage and disposal of foul and surface water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority. The scheme as approved shall be completed before any of the dwellings hereby permitted are first occupied. Reason: To ensure that surface water run-off and foul sewerage is satisfactorily accommodated and to comply with policy DM2 (Design Quality) of the Island Plan.

8 All works relating to the demolition, clearance and construction of the development hereby granted shall only take place between the hours of; Monday to Friday 08:00 hours to 18:00 hours Saturdays 09:00 hours to 13:00 hours and at no time on Sundays and recognised Public Holidays. Any works outside the permitted hours shall be confined to the internal preparations of the buildings without audible noise from outside the building, unless otherwise agreed in writing by the LPA. Reason: In the interests of the amenities of neighbouring properties during construction, and to comply with policy DM2 (Design Quality) of the Island Plan.

9 No bonfires to be allowed on site during the period of demolition, clearance and construction. Reason: In the interests of the amenities of neighbouring properties during construction, and to comply with policy DM2 (Design Quality) of the Island Plan.

10 No dwelling hereby permitted shall be occupied until the existing tarmacadam surface to the frontage of the adjacent dwellings (2A/B Adam Terrace) shown within the land-edged blue on the submitted site plan has been removed and replaced with a semi-permeable surface in accordance with details which have been submitted to and agreed in writing by the Local Planning Authority. Reason: To ensure that surface water run-off is satisfactorily accommodated, and to secure a visual enhancement in the appearance of the adjacent development which would benefit the wider area and to comply with policy DM2 (Design Quality) of the Island Plan.

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450350E

450350E

450400E

450400E

450450E

450450E

450500E

450500E

450550E

450550E

450600E

450600E

450650E

450650E

95150N95150N

95200N95200N

95250N95250N

95300N95300N

95350N95350N

Scale 1:1250

P/01616/12- TCP/31269

Land adjacent 2b Adam Terrace off,

St. Davids Road, East Cowes

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06 Reference Number: P/01621/12 - TCP/27373/B

Parish/Name: Whippingham - Ward/Name: Whippingham and Osborne Registration Date: 01/11/2012 - Full Planning Permission Officer: Mike Gildersleeves Tel: (01983) 823552 Applicant: Mr & Mrs Langtry Alterations and conversion of existing barn to form one unit of holiday accommodation including recladding of barn and new deck area (revised scheme) Part OS Parcel 2721, land opposite Primrose Cottages, Mount Road, East Cowes, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION At the request of the Local Ward Member as the Parish Council are strongly opposed to this application. Specific concerns relate to the site being outside of the development envelope boundary and concerns about drainage have also been raised by nearby residents.

MAIN CONSIDERATIONS

• Whether the principle of development is acceptable • Whether the scheme is acceptable in respect of size, scale, and design given the

character and appearance of the area • Whether the proposals would be acceptable in relation to the neighbouring properties

and levels of amenity • Ecological implications and trees • Highway and parking considerations • Drainage issues

1. Details of Application

1.1. The application seeks full planning permission for the conversion of the existing barn

along with a series of alterations to the structure, to allow the building to be occupied as a holiday let.

1.2 The existing barn is a mono-pitched structure measuring 5m x 13.7m. Given the mono-pitched roof arrangement, the barn has differing eaves heights of 4.5m and 3.3m.

1.3 The proposals would see the barn converted to form a two-bedroom unit of holiday accommodation. As part of this conversion, the roof would be raised by 1m and 500mm respectively, whilst retaining the mono-pitched form. A number of new openings would be introduced into the structure, including skylights, and the external elevations would be overclad in timber arranged in a “hit and miss” york-boarding style. This cladding would be used to provide screening to a number of the larger openings.

1.4 The resultant structure would comprise of an open plan kitchen/living space, tv room and bathroom at ground floor, with two bedrooms, a store, and bathroom at first floor level. There would also be two void areas over the ground floor which would provide

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exposed views of the accommodation at first floor and the barns roof structure.

1.5 The barn would be serviced using the existing vehicular entrance, leading to a gravelled drive. The remaining grounds would be laid to a wildflower meadow, with vegetable garden and orchard also being planted.

1.6 The application has been submitted with a Design, Access and Planning Statement, Tree Report, Structural Survey and Ecology Report which seek to demonstrate the acceptability of the scheme in respect of all material considerations.

2. Location and Site Characteristics

2.1 The site is located on the western side of Mount Road at Whippingham. The site is

outside of a settlement boundary and lies outside of the Medina Valley AAP area.

2.2 The site is presently laid to paddock, occupied by the timber barn, with boundaries comprising existing hedgerows.

2.3 The surrounding area has a distinctly rural feel, with scattered forms of residential development.

2.4 Mount Road is an un-adopted, un-made private road, which shares a junction with Alverstone Road which leads to Whippingham and Wootton.

3. Relevant History

3.1. P/00892/12 was an earlier application for the development that is the subject of this

application. This application was withdrawn at Case Officers suggestion due to the requirement for additional supporting information.

4. Development Plan Policy

4.1. National Planning Policy Framework (NPPF) constitutes guidance for local planning

authorities and decision-takers both in drawing up plans and as a material consideration on determining applications. At the heart of the NPPF is a presumption in favour of sustainable development.

4.2 The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to):

• making it easier for jobs to be created in cities, towns and villages • moving from a net loss of bio-diversity to achieving net gains for nature • replacing poor design with better design • improving the conditions in which people live, work, travel and take leisure

and • widening the choice of high quality homes

Section 3 (Paragraph 28) offers support to proposals which would allow sustainable growth and expansion in rural areas, with particular attention drawn to supporting sustainable tourism development, and proposals which comprise re-use of existing buildings. Section 7 (paragraph 60) offers support to proposals of a high quality design and identifies that Local Planning Authorities should not impose architectural styles and

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should not stifle innovation.

4.3 Local Planning Policy The Island Plan Core Strategy identifies the application site as being outside of a settlement boundary and outside of an Area Action Plan boundary, as such, the area is defined as being within the wider rural area. The following policies are relevant to this application

• SP1 - Spatial Strategy – Supports development on appropriate land within or immediately adjacent the defined settlement boundaries of the Key Regeneration Areas, Smaller Regeneration Areas and Rural Service Centres.

• SP3 – Economy – Offers support for proposals which will improve economic

growth over the plan-period, with a target of creating 7500 new jobs.

• SP4 – Tourism - Offers support for proposals which allow for the sustainable growth in the tourism economy and proposals that would increase the quality of existing tourism accommodation. In particular support is given to green or niche tourism proposals, which provide all year round accommodation.

• SP5 - Environment – Offers support for proposals that protect, conserve and /

or enhance the Island’s natural and historic environments, and to protect the integrity of internal, national and local designations.

• SP7 - Travel - Offers support for proposals that increase travel opportunities

and provide alternative means of travel to the car. Development proposals should not negatively impact on the Island’s strategic road network, or the capacity of lower level roads to support the proposed development.

• DM2 - Design Quality for New Development – Gives support to proposals for

high quality and inclusive design to protect, conserve and enhance the existing environment whilst allowing change to take place. The policy states that relevant information relating to the site size, location and context is required and that proposals will be expected to provide an attractive, functional and adaptable built environment, optimise the potential of the site taking into account constraints, be appropriately landscaped and compliment the surrounding area.

• DM7 – Social and Community Infrastructure: States that the Council will

support proposals that improve cultural, educational, leisure and community facilities. Reasons that development proposals will be expected to consider the requirements of all people in the community and create opportunities to provide multi use facilities for greater community benefit.

• DM8 - Economic Development – In principle gives support to growth in

economic development.

• DM11 - Historic and Built Environment – Supports proposals that positively conserve and enhance the special character of the Island’s historic and built environment.

• DM12 - Landscape, Seascape, Biodiversity and Geodiversity – Supports

proposals that conserve, enhance, and promote the landscape, seascape, biodiversity and geological interest of the Island.

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• DM17 – Sustainable Travel – Supports proposals which increase travel choice and reduce the reliance on the private car.

5. Consultee and Third Party Comments

5.1 Internal Consultees

The Councils Building Control section have reviewed the structural information and have raised no objections to its content. They have highlighted the recommendations of the report and the need for further strengthening, along with a requirement for further investigation to identify whether the existing foundations may require underpinning. The comment also highlights that further information would be required at the Building Regulations stage. The County Ecologist has raised no objections and has advised that nest boxes should be included within the schedule of works to cater for barn owls and kestrels, and that a condition should be imposed in relation to these works and the provision of additional landscaping using native species. The Tree Officer raises no objections to the scheme, stating that the level of impact would be acceptable, and conditions relating to landscaping should be applied.

5.2 Town Council Comments Whippingham Parish Council have objected to the proposals on the basis it is outside the “development area”. They raise concerns regarding drainage and water pressure in the area, along with concerns regarding the vehicular access. They see there being no benefit to tourism, and advise that the building is “ugly and a blot on the landscape”. They feel the development is out of character with the Osborne Estate.

5.3 Third Party Representations 13 letters of objection have been received from Third Parties which raise material planning considerations, these are summarised as follows:

• Poor vehicular access • Not suitable for a private road – impact on surface condition • Contrary to the character of the Osborne Estate • The area is not a tourist area • Drainage concerns • Inappropriate development • Impact on the character of the area • Impact upon ecology

6. Evaluation

6.1

Whether the principle of development is acceptable The application site is located within the wider rural area as defined in the Core Strategy. In accordance with policy SP1, development in such areas is restricted and instead development is directed to more sustainable locations. SP1 highlights that in such areas, tourism development will be supported in accordance with policy SP4.

6.2 SP4 (Tourism) highlights the importance of tourism to the Island’s economy and seeks to support sustainable tourism related growth. In particular, it seeks to increase the quality and diversity of tourism development on the Island and support proposals which provide additional bed-spaces. SP4 also highlights the need to support niche

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and green tourist offers, whilst maintaining the integrity of the historic and natural environment of the Island.

6.3 In addition to the above, it is noted that the NPPF makes particular reference to the provision of tourism development to support the rural economy, and highlights that proposals which involve the conversion or re-use of existing buildings should be supported.

6.4 The proposed scheme would see the existing building converted and altered to provide a modest unit of holiday accommodation. The submitted Design & Access Statement states that the intention is to create a unique, architecturally appealing, 5-star unit of accommodation within a unique landscape. The information with the application also identifies that it is possible for the structure of the building to be converted, subject to some recommendations.

6.5 Officers are of the opinion that the principle of this development should be supported as it has the potential to benefit the economy through the provision of a unique form of holiday accommodation. Further, Officers would highlight that the barn has an established level of impact upon the surrounding landscape, and it is located within reasonable proximity of the main thoroughfare to East Cowes. Further, there are opportunities for accessing the site via alternative means (eg. cycling, walking) due to the connectivity of the site with Alverstone Road.

6.6 In accepting that the broad principle of the proposed development could be acceptable, it is recognised that providing high quality tourism accommodation may demand rural locations where such accommodation can capitalise on the tranquillity and views in such areas to optimise the environment that people may demand when taking a holiday. The site in question does have these attributes, whilst at the same time it is arguably located quite sustainably being close to the ferry terminals at East Cowes and Fishbourne, near to the strategic road network and metres from the Round the Island cycle route. Accordingly and subject to other material planning considerations, Officers regard the proposals as having merit and that the broad principle should be accepted.

6.7 Officers conclude therefore that the principle of this proposal would be in accordance with policies SP1 and SP4, and appropriate conditions are recommended to ensure that the barn once converted is only used and operated as a form of holiday accommodation.

6.8 Whether the scheme is acceptable in respect of size, scale, and design given the character and appearance of the area Policies DM2 and DM12 of the Island Plan seek to ensure that proposals are of an appropriate size, scale, design and appearance that would not have a significant detrimental impact upon the established character and appearance of areas, and that they are respectful to the surrounding landscape.

6.9 The existing barn is located within a relatively discreet location on the site, set well back from the road frontage, with intervening vegetation providing some natural screening. The impact of the barn is also reduced within the wider landscape owing to the contours of the land. The surrounding land is generally open, being laid to paddock or general agricultural use. There are some views towards Osborne House to the north/north-east.

6.10 The proposals would see a number of changes being made to the barn. The general scale and mono-pitched form would be altered slightly, but from distance it is not considered that such changes would be unduly evident or excessive. Whilst the

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design approach to the conversion is contemporary in nature (eg. projecting skylights, and inclusion of louvered window screens) the general principle of the conversion is to retain the timber clad form. The submitted information highlights that the intention is to respect the overall form of the building, and be sympathetic to it, using timber cladding, and an agricultural style roof cladding. The design seeks to use large, louvered openings, with skylights to take advantage of views and natural light, whilst also benefitting from solar gain. Further, it is identified that the intention is to create a unique environment, which can be easily secured when not in use.

6.11 The information also identifies the intention to carry out landscaping works within the site including additional hedgerow planting, creation of an orchard, wildflower meadow and vegetable garden which would have ecological and landscape benefits, along with enhancing the unique nature of the accommodation proposed.

6.12 Third parties have raised concerns regarding the level of impact upon the immediate landscape, and the setting of Barton Estate. Officers have considered this impact and are of the opinion that there is an existing level of impact created by the existing barn which must be balanced against that of the resultant development. Officers advise that it is not considered that the proposed scheme would result in a significant or excessive level of impact considering the existing impacts, and that the whilst the building may be located within the Barton Estate, this estate has evolved over time with changes to both landscape and buildings. It is Officers contention that this application would be an extension of this evolution, and would not therefore have a significant detrimental impact. Further, it is considered that there are sufficient separation distances which would prevent the proposals having a detrimental impact upon key landscape and historic features.

6.13 Officers consider that subject to the imposition of appropriate conditions as recommended, the proposals would have only a limited greater level of impact upon the character and appearance of the area and the landscape. Therefore Officers consider that the scheme would be in accordance with policies DM2 and DM12 of the Island Plan.

6.14 Whether the proposals would be acceptable in relation to the neighbouring properties and levels of amenity Given the separation distances to neighbouring uses, and the predominantly un-restricted landscape of the site (in terms of outlook) and the adjacent lands on the western side of Mount Road, it is not considered that the proposals would have an unacceptable impact in respect of the neighbouring land.

6.15 The proposed scheme would result in a good standard of accommodation, with access to natural light, ventilation and an interesting outlook over the surrounding landscape. There would also be sufficient space within the site to form amenity space.

6.16 As such, it is considered that the proposals would be in accordance with the requirements of DM2 of the Island Plan.

6.17 Ecological implications and trees The information submitted with the application identifies that the site is of low ecological value, and that whilst there are some significant arboricultural features on site, these would not be adversely affected by the proposal.

6.18 The Councils Tree Officer and Ecologist are both comfortable with the scheme and have raised no objections. Both recommend conditions to ensure that the potential

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landscape and ecological benefits proposed by the scheme (eg. nest boxes and landscape works) are agreed and delivered as part of the project.

6.19 On the basis of the above, it is considered that the proposals would be in accordance with policies DM2, DM12 and DM13 of the Island Plan, and would accord with the principles of the NPPF.

6.20 Highway and parking considerations The proposals would make use of an existing vehicular access onto Mount Road, which would lead to a gravel driveway and internal parking area. It is considered that there is sufficient space within the site to provide parking to serve the development.

6.21 Given the access arrangement (the vehicular entrance crosses a ditch) there is an acceptable level of visibility in both directions along Mount Road.

6.22 Concerns have been expressed by third parties regarding the use of Mount Road. Mount Road is an un-adopted, un-made, private road, as such the Council would not have the responsibility to allow/deny the use of this road. Whilst the Applicant/Developer may obtain planning permission for a particular development, this permission is granted in relation to the requirements of the Town and Country Planning Act 1990 (as amended) only and does not remove the responsibility of the developer to seek all necessary permissions required to carry out the development, including the permission of other landowners or in this case the owner of Mount Road. If the developer uses the road to access the development site and any damage is caused to the road, it is considered that this is a matter between the developer and the owner/s of the road and therefore is a civil matter.

6.23 Concerns have been expressed regarding highway safety, and have highlighted the junction of Mount Road and Alverstone Road as a concern. This junction would be unaffected by the proposals. Further, Officers advise that in assessing any level of potential impact through traffic generation from the holiday use, due regard must also be given to the lawful, un-restricted agricultural use. It is Officers view that objections based upon traffic generation or highway safety would not be able to be sustained against planning policy given the limited scale of the development.

6.24 Alverstone Road forms part of the Round the Island cycle route, with a link between East Cowes and Wootton. Given the proximity of the site to this strategic route, it is considered that this is a feasible alternative for potential visitors/users of the accommodation. Further, the site is within a 10min walk of Whippingham where there is a local shop, and where there is access to the strategic bus-network. As such, it is considered that the site would have reasonable access to alternative travel methods and would be compliant with the principles of SP7 and DM17.

6.25 Drainage issues Third parties have raised concerns regarding the potential drainage implications of this development and local water related issues.

6.26 The scheme has provided indicative drainage details which outline the intention to use a private sewage treatment plant on the site, with associated soakaways and land-drainage. A water connection is already available at the site, although it is also proposed to reuse rainwater where possible. The application also identifies the creation of a pond area.

6.27 Officers advise that it would be unlikely that a refusal on drainage grounds could be sustained as such matters could acceptably be controlled through the imposition of

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conditions. Further, Officers identify that there is an existing drainage ditch adjacent to Mount Road that presently would accommodate surface-water run off from the existing site. It is also advised that there are many engineering solutions which could be applied on an un-constrained site such as this that would prevent the impacts of drainage upon other nearby properties.

6.28 Officers consider that the principles of dealing with foul and surface water on-site are in accordance with best practice, and therefore, subject to the imposition of conditions, the scheme would be acceptable in respect of policies DM2 and DM14.

7. Conclusion and Reasons for Approval

7.1 In reaching the decision to grant planning permission account has been taken of

national planning policy, set out in the National Planning Policy Framework, policies of the Island Plan Core Strategy and all relevant material considerations.

7.2 Although located outside of a settlement boundary, the works proposed would be to convert an existing agricultural building to a form of tourist accommodation which would have the potential to benefit the wider economy of the Island, as such the proposal would be in accordance with policies SP1, SP4 and DM8 of the Core Strategy, as well as being complaint with the objectives of the NPPF.

7.3 The proposal would not have a harmful visual impact on its surroundings and would not have a detrimental impact upon the neighbouring property or on highway safety. The proposals would also be acceptable in respect of matters relating to trees, ecology and drainage, and subject to the recommended conditions would be compliant with policies DM2, DM12, DM13 and DM14 of the Core Strategy.

7.4 For the above reasons and having had regard to all relevant material considerations, it is concluded that the proposal would fully conform with the provisions of the Development Plan.

8. Recommendation Conditional permission

9 . Statement of pro-active working In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way:

• The IWC offers a pre application advice service • Updates applicants/agents of any issues that may arise in the processing of their

application and suggest solutions where possible In this instance the applicant has been afforded the opportunity to provide additional information and revisions to the scheme in order to make the development acceptable in respect of planning policy objectives.

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Conditions/Reasons: 1 The development hereby permitted shall be begun before the expiration of 3 years from

date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbered LMA-LA-01 and LMA-LA-02 and read in conjunction with the submitted application documentation including Tree Report, Structural Survey and Ecology Report. Reason: For the avoidance of doubt and to ensure the satisfactory implementation of the development in accordance with the aims of policy DM2 (Design Quality) of the Island Plan Core Strategy.

3 No development shall take place until samples of materials and finishes to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of the amenities of the area and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy

4 No development shall take place until a scheme for the drainage and disposal of foul and surface water from the development hereby approved has been submitted to and approved in writing by the Local Planning Authority. The scheme as approved shall be completed before any of the dwellings hereby permitted are first occupied. Reason: To ensure that surface water run-off and foul sewerage is satisfactorily accommodated and to comply with policy DM2 (Design Quality) of the Island Plan.

5 Notwithstanding the submitted details, no development shall take place until a detailed specification of both hard and soft landscape works based on the principles established by the approved plans, have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. The details shall include; means of enclosure (including boundary treatments); pedestrian access and circulation areas; surfacing materials; detailed specifications for refuse or other storage units, and a detailed specification for all external lighting and incorporation of soft-landscape features. The details shall be accompanied by relevant plans and a timetable for implementation. The development shall only be carried out in accordance with the subsequently approved details. Reason: To ensure the appearance of the development is satisfactory and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy.

6 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order, with or without modification), no windows/dormer windows (other than those expressly authorised by this permission) shall be constructed unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the amenities of neighbouring properties and the area, and to comply with policy DM2 (Design Quality) of the Island Plan Core Strategy.

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7 Prior to commencement of works to the barn, details of the design and location of a barn owl boxes should be submitted to the local planning authority for approval in writing, and shall be subsequently installed prior to the first use of the holiday accommodation. Reason: In the interest of the ecological enhancement of the site, and to provide nesting spaces for protected species, in accordance with policies DM2 (Design Quality) and DM12 (Landscape, Seascape, Biodiversity and Geo-diversity) of the Island Plan Core Strategy.

8 Prior to the commencement of development a detailed method statement for all works to the barn should be submitted to the local planning authority for agreement in writing. The method statement should include details to minimise impacts upon barn owls or kestrels using the barn. The development shall only be carried out in accordance with the agreed details. Reason: In the interest of the protection of protected species, in accordance with policies DM2 (Design Quality) and DM12 (Landscape, Seascape, Biodiversity and Geo-diversity) of the Island Plan Core Strategy.

9 The unit of holiday accommodation hereby permitted shall not be used for any purpose other than as holiday accommodation. Reason: In order to ensure that the unit is maintained as holiday accommodation, in accordance with policies SP1 and SP4 of the Island Plan Core Strategy and to prevent the unit becoming and a main or permanent residential unit of accommodation.

10 The applicant, or their successor(s) in title, shall maintain a comprehensive up-to-date register listing occupiers of the unit of holiday accommodation hereby approved, and shall retain details of their main home addresses and the dates of occupation at the site. The said register shall be made available for inspection by the Local Planning Authority at reasonable notice. Reason: To ensure that the development remains for holiday purposes in accordance with policies SP1 and SP4 of the Island Plan Core Strategy.

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452100E

452100E

452200E

452200E

452300E

452300E

452400E

452400E

452500E

452500E

452600E

452600E

452700E

452700E

93000N93000N

93100N93100N

93200N93200N

93300N93300N

Scale 1:2500

P/01621/12 - TCP/27373/B

Part OS Parcel 2721, land opposite Primrose

Cottages, Mount Road, East Cowes

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07 Reference Number: P/01532/12 - TCP/23899/K

Parish/Name: Nettlestone and Seaview - Ward/Name: Nettlestone and Seaview Registration Date: 22/10/2012 - Full Planning Permission Officer: Anna Priestley Tel: (01983) 823552 Applicant: Tesco Stores Ltd Proposed installation of detached dry cleaning, key cutting and shoe repair pod Tesco Stores Ltd, Brading Road, Ryde, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION The Local Member has requested that this application be considered by the Planning Sub Committee as he considers the development would have a detrimental impact on the existing businesses in the centre of Ryde and Seaview.

MAIN CONSIDERATIONS The main considerations relevant to the determination of this application are as follows:

• Principle of development in this location • Impact on the Town Centre • Design, Scale and Siting • Impact on the Character of the Area • Highway issues

1. Details of Application

1.1. The application seeks consent for a detached “pod” style building to the front of

Tesco Store in Ryde for a dry cleaner/shoe repair business.

1.2 The proposed pod would be located to the front of the store in place of an existing trolley bay close to the main entrance and would measure 6.59m wide by 2.69m deep and would be 2.455m high to the top of the roof.

1.3 It is proposed to be a simple box shaped building that would be a steel structure with plastic coated cladding and a flat roof.

2. Location and Site Characteristics

2.1 The application site is located off Brading Road on the outskirts of Ryde. Brading

Road is an A class road which links Ryde with the towns along the south east coast of the island. There is an existing business/industrial park to the east of Brading Road, adjacent to the application site.

2.2 The site is occupied by a large modern supermarket store, car park and petrol filling station. The store is in an elevated position at a higher land level that the adjacent road and faces southwards, onto the car park and towards the access road.

2.3 To the east of the site is Westridge Leisure Centre and the driving range and, beyond that, open countryside.

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3. Relevant History

3.1. P/01533/12 - Three internally illuminated fascia signs; four non-illuminated fascia

signs -Approved 10/12/2012

3.2 P/01047/12 - Six non-illuminated post mounted directional signs; one non-illuminated slat sign added to existing gantry sign - Approved 14/12/2012

3.3 P/01051/12 Use of section of car park for a farmers market for a maximum of 25 stalls for up to 12 days per calendar year (Change to description for consistency with condition 3).

3.4 P/00723/12 - Proposed 'Click and Collect' customer collection facility and canopy - Approved 19/07/2012

3.5 P/00736/12 - Two non-illuminated banner signs; one non-illuminated hanging sign and non-illuminated canopy branding for proposed 'Click & Collect' facility - Approved 18/07/2012

3.6 P/02535/08 - Non-illuminated signs to front elevation & opening hours signage to both sides of main entrance & adjacent lobby entrances (revised location plan) (readvertised application) - Approved 27/01/2009

3.7 P/00906/08 - 2 x illuminated projecting signs & 1 x illuminated fascia sign - Approved 12/06/2008.

3.8 P/02527/07 - Various signs at new store under construction and associated car park comprising: 1 x illuminated gantry sign, 50 x non-illuminated post mounted signs, 7 x non-illuminated trolley bay signs, 2 x non-illuminated wall mounted projecting signs, 1 x non-illuminated delivery sign. Various signs at site of petrol station comprising: 9 x non-illuminated vinyl fascia signs & 2 x suspended non-illuminated signs on canopy, 2 x illuminated fascia signs & 2 x non-illuminated fascia signs on kiosk, 8 x non-illuminated post mounted signs, jet wash vinyl lettering and non-illuminated car wash fascia signs Approved 14/12/2007

3.9 P/02528/07 - Various signage to new store currently under construction comprising: 1 x illuminated roof mounted sky sign, 1 x "Hysled" vinyl sign at entrance with illuminated goal posts, 3 x non-illuminated window vinyl signs, 1 x non-illuminated vinyl sign at exit lobby, vinyl lettering on front elevation, 1 x '24 hour' blip vinyl, non-illuminated ATM signage Approved 14/12/2007

3.10 P/02421/07 - Revision to approval under TCP/23899/D for construction of petrol filling station and alterations to car park Approved 08/01/2008

3.11 P/02300/06 - Certificate of Lawfulness to confirm construction of mezzanine floor (totalling 1858 square metres) without requiring formal planning permission Approved 30/10/2006

3.12 P/01594/04 - Demolition of supermarket and petrol station; construction of supermarket and petrol station; alterations to vehicular access, access road and parking areas Approved 21/02/2007

3.13 P/02243/03 - Internally illuminated freestanding panel signs Approved 18/12/2003

3.14 P/00866/03 - Lawful Development Certificate for proposed installation of a mezzanine

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floor Approved 23/06/2003

3.15 P/01402/02 - Bulk storage area extension & small lobby extension to existing food store. (Revised Scheme) Approved 25/11/2002

4. Development Plan Policy

4.1 National Planning Policy The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to):

• making it easier for jobs to be created in cities, towns and villages • replacing poor design with better design • improving the conditions in which people live, work, travel and take leisure

4.2 In particular, paragraph 23 states that Local Planning Authorities should require applications for main town centre uses to be located in town centres and that when considering edge of centre and out of centre proposals, preference should be given to accessible sites that are well connected to the town centre.

4.3 Local Planning Policy The Island Plan Core Strategy was adopted by the Isle of Wight Council in March 2012. The following policies are considered to be relevant to the proposal;

4.4 SP1: Spatial Strategy - sets out that the Council will, in line with its overarching approach to economic led regeneration and national policy, support development on appropriate land within or immediately adjacent the defined settlement boundaries of Key Regeneration Areas, smaller regeneration areas and rural service centres and will prioritise the redevelopment of previously developed land where such land is available, suitable and viable for the development proposed.

4.5 SP3: Economy – states that "economic development will primarily be located in the Key and Smaller Regeneration Areas with locally sustainable employment opportunities being supported elsewhere."

4.6 DM2: Design Quality for New Development - Advises that the Council will support proposals for high quality and inclusive design to protect, conserve and enhance our existing environment whilst allowing change to take place, in addition proposals will be expected to compliment the character of the surrounding area and be appropriately landscaped.

4.7 DM8: Economic Development - states that "the Council will, in principle and in line with national policy, support growth in economic development."

4.8 DM9: Town Centres – states that “proposals for new retail development will be expected to be located within the Town Centre Boundary before edge-of-centre and out-of-centre sites are considered. Any proposal for retail development which falls outside of the identified town centre boundaries will be assessed on a sequential and impact basis as outlined in national policy.”

5.1 Internal Consultees

None

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5.2 External Consultees None

5.3 Parish/Town Council Comments Nettlestone and Seaview Parish Council – Raises concerns regarding the continued erosion of trade for small businesses in Ryde and Seaview and the negative effect which will be felt within these town and village centres

5.4 Third Party Representations 3 letters of objection have been received from third parties and their concerns are summarised as follows:

• Adverse impact on town centre retail function • Competition with other dry cleaners in the area will put them out of business

6. Evaluation

6.1

The principle of development and Impact on the Town Centre The application site lies within the Ryde Key Regeneration Area on an existing commercial site but outside of the defined settlement boundary. The proposal seeks permission for the provision of a dry cleaning/cobblers service that whilst being an independent business, would operate as an ancillary customer facility associated with the with the wider supermarket use of the site.

6.2 Policy SP1 of the Core Strategy sets out that the Council will, in line with its overarching approach to economic led regeneration and national policy, support development on appropriate land within or immediately adjacent the defined settlement boundaries of Key Regeneration Areas, and will prioritise the redevelopment of previously developed land where such land is available, suitable and viable for the development proposed. As the site lies within an existing commercial area within the Ryde Key Regeneration Area the broad principle of development is considered to be acceptable in this instance.

6.3 Policy DM9 states that "proposals for new retail development will be expected to be located within the Town Centre Boundary before edge-of-centre and out-of-centre sites are considered”. Objections have been received with respect to the proposal and its potential impact on the town centres of Ryde and Seaview in terms of their retail function and vitality.

6.4 The 2009 Town Centre Health Check described Ryde as “the second largest of the Island’s towns serving a population of 23,8001. Known for its Victorian architecture and 800m long pier; the town is popular with tourists who benefit from direct links to the main land via a ferry service from Portsmouth. Shopping is concentrated along the High Street with a pedestrianised shopping zone. Union Street serves as the main thoroughfare for the town and the majority of leisure and financial services are located here.”

6.5 Officers note the concerns of local residents and the Parish Council regarding the impact of the proposal on the nearby town centre of Ryde and also Nettlestone and Seaview facilities. However, the pod would provide an additional 14.6 square metres of floor space and when compared with the existing store floor area this is a minimal addition. Whilst this would be a small new retail unit on the site, it would form part of

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the functions and services already offered by the superstore. It is therefore considered that such a modest addition would be unlikely to have a significant impact upon the existing retail centres and in Officers opinion, it is unlikely that a refusal on this basis could be sustained. It should also be noted that if permission were to be refused for the pod then the dry cleaners, which is an A1 use, could be accommodated within the existing store without the need for planning permission.

6.6 The 2009 Town Centre Health Check concludes that Ryde, Newport and Cowes town centre’s are in the healthiest condition compared with the other town centre’s on the island. The up-to-date survey carried out in January 2012 shows that this is still the case with low vacancy levels and a good mix of uses with a strong retail core. As such, there is no evidence to suggest that the presence of a small dry cleaning business within an existing large retail site would have any significant or adverse impact on the health or vitality of Ryde Town Centre.

6.7 With regard to the potential impact on Nettlestone and Seaview, as stated this would be a small-scale proposal and would fall below the thresholds set out within the NPPF for when a retail assessment is required. Further, Officers would highlight that market competition is not a material planning consideration.

As such, whilst officers recognise the concerns regarding the potential impact on the health of the existing town centre’s, in view of the scale of the development and the nature and use of the site as existing, it is not considered that there is any sustainable reason for refusal on this basis.

6.8 Design, Scale and Impact on Character of the Area The proposed pod would be located to the front of the store in place of an existing trolley bay close to the main entrance. It would measure 6.59m wide by 2.69m deep and would be 2.455m high to the top of the roof. It is proposed to be a simple box shaped building that would be a steel structure with plastic coated cladding and a flat roof. The design and materials would be in keeping with the existing building which would form the backdrop to the development.

6.9 Overall officers are satisfied that the scale, design and siting of the structure would be in keeping with the overall setting of the supermarket and would not harm the visual amenities and character of the area.

6.10 Highway Issues The structure would not result in the loss of any parking spaces or access routes. The orientation, design and siting of the proposed development is such that it would ensure traffic flows are maintained and as such officers are satisfied that there would not be an adverse impact on highway safety as a result.

7. Conclusion

7.1 Having had regard to the above material considerations and the relevant national and

local planning policies officers consider that the proposals comply with the requirements of the Development Plan and as such recommend conditional approval.

8. Recommendation

8.1 Conditional Approval.

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9. Reasons for Approval

9.1 In reaching the decision to grant planning permission account has been taken of

national planning policy, set out in the National Planning Policy Framework, policies of the Island Plan Core Strategy and all relevant material considerations.

9.2 The site is situated within the Ryde Key Regeneration Area as well as being an existing commercial site. The proposal would therefore meet the sustainable development aims and objectives of the NPPF and would comply with policy SP1 and SP3 of the Core Strategy. The proposal is also considered to be of a limited scale and nature and as such would be compliant with policy DM9.

9.3 The proposal would not have a harmful visual impact on its surroundings and would not have a detrimental impact on highway safety compliant with policies DM2 of the Core Strategy.

9.4 For the above reasons and having had regard to all relevant material considerations, it is concluded that the proposal would fully conform with the provisions of the Development Plan.

Statement of Proactive Working In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way:

• The IWC offers a pre application advice service • Updates applicants/agents of any issues that may arise in the processing of their

application and suggest solutions where possible In this instance the application was acceptable as submitted and no further assistance was required.

Conditions/Reasons: 1 The development hereby permitted shall be begun before the expiration of 3 years from

date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbered 5567bounday##.dgn, 5567gag1a.dgn, DE-11 and DE-15. Reason: For the avoidance of doubt and to ensure the satisfactory implementation of the development in accordance with the aims of policy D1 (Standards of Design) of the Isle of Wight Unitary Development Plan.

3 The development hereby permitted shall be constructed using only the materials details of which are detailed within section 9 (materials) of the submitted application forms. Reason: In the interests of the amenities of the area and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

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4 The development hereby approved shall only be used as a dry cleaners, shoe repair, watch repair, key cutting and engraving business, and for no other purpose, including any other purpose in Class A1 of the Schedule of the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification. Reason: The land is situated within an area where general retail uses are not normally permitted and to comply with policies DM8 (Economic Development) and DM9 (Town Centres) of the Island Plan Core Strategy.

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