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Embed code for: Planning minute 17-03-27 draft
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Thakeham Parish Council
NEIGHBOURHOOD PLANNING COMMITTEE MEETING – Monday 27 March 2017, Village Hall
Meeting opened: 6.30 p.m.
Present Mr R Taylor (Chair) Mrs C Hounslow Mrs C Instance Mr D MacEachern Ms F McConnachie Mr D Scott Kerr
In attendance Mr O Richards Clerk to the Council
Members of the public
232. Apologies for absence and resignations
Apologies were received from Cllr Hunt.
233. Interests of Members
No interests were declared.
234. Minutes of the last meeting
The minutes the meeting held on 27 February 2017 were agreed and signed as a true record. It was noted by way of ratification that since the last meeting responses to HDC had been agreed by delegated action and sent, in relation to: DC/17/0310 56 Furze Common Rd (two storey side and rear extension, NO OBJECTION), and regarding conditions for the parish’s support for DC/16/2835 (amended housing mix/numbers in Abingworth Phase 2). The Committee also noted a retrospective correction to minute 215 of the meeting of 23 January 2017 re. the Abingworth Phase 2 housing mix.
235. Planning Applications for consideration
The Committee considered cases and agreed the following feedback to Horsham District Council:
DC/17/0346 (T/17/07) 31 Concorde Close Storrington Pulborough West Sussex
Surgery to 1 x Beech, 1 x Birch. Fell 1 x Ash Tree and 2 x Birch Trees
NO OBJECTION SUBJECT TO SCHEDULING WORKS AFTER BIRD NESTING SEASON
DC/17/0464 (T/17/08) Mizpah The Linfields Linfield Copse Thakeham Pulborough
Surgery to 3 x Oak Trees
NO OBJECTION SUBJECT TO ARBORICULTURE OFFICER & NEIGHBOUR CONSULTATIONS
The Committee noted that these works were seemingly unobjectionable, but the application form indicated that the trees in question are subject to TPO protection (although it is not clear to the parish exactly which TPO listing is thought to be involved; possibly 847). Therefore the HDC Arboriculture Officer’s views would be key. Also, HDC officers were requested to consult with the landowner of the fields adjacent to this location (Champions Farm) about potential impact.
Rock Road School site – changes relating to transition for September 2017
WSCC/009/17/SR: Adaptions, refurbishment & extension of existing educational facility inc creation of new playground & amended parking to form Thakeham Primary School.
WSCC/010/17/SR: Two storey extension with associated adaptions where linking with existing educational building to form a new location for Steyning Grammar School.
After full discussion an outline of the following response was agreed:
NO OBJECTION TO CAPITAL WORKS BUT TRANSPORT PLANNING REMAINS DEFICIENT
Council notes and welcomes the proposed capital developments to the Rock Road site to facilitate the transition to new schools arrangements from September 2017, but feels strongly that the current Transport Statement remains underdeveloped in some important respects, and seeks further urgent liaison between WSCC departments, both schools and Thakeham and Storrington parish councils.
Thakeham Parish Council has long-standing concerns about road safety at local schools, which is why in 2016 Council pressed for and received explicit assurances from senior WSCC officers that the move of Thakeham First School to the Rock Road site would involve addressing the need for safe routes to school from both central Thakeham and eastern Storrington. The validity of these concerns has recently been underlined by the serious accident involving a Rydon pupil crossing the B2139 on 22 March 2017. However, the current Transport Statement falls short of our expectations.
The Transport Statement attached to these proposals is sound in relation to local road/traffic conditions and the issues around the Rock Road site, and seems well-developed in terms of how these issues can be addressed within the site. However (as the document acknowledges) there remain some important issues relating to the safety of pupils travelling as pedestrians/cyclists from the west (from east Storrington, crossing Water Lane at the roundabout) and from the north down the B2139 from central Thakeham. These existing acknowledged risks will be sharpened by the fact that a primary school presence on the site will change the proportion of pedestrian commutes involving young children (Reception upwards) - with and without accompanying parents. Specifically:
The Water Lane roundabout: the four roads feeding into the Water Lane roundabout currently have no pedestrian safety features at all, despite high volumes of traffic focused around am and pm rush hours. It urgently needs improving for pedestrian commuters to the school site, crossing east-west across Water Lane to the north of the roundabout. Liaison has also confirmed that Storrington & Sullington PC share our concerns.
Thakeham PC is in a position to contribute financially to these works: a 2013 planning application secured £60K of S106 funding for road safety improvements to the Water Lane area, which can be used for this purpose. We therefore propose:
a further early meeting of relevant parties to work up a specific scheme of improvements for costing and implementation;
the target date for completion of implementation should be September 2017, as per other works – however, if that proves unachievable we propose that consideration should be given to a temporary additional School Crossing Patrol across Water Lane until completion of works.
Safe walking/cycling route to central Thakeham. Despite the lack of promised WSCC coordination, the parish has made progress (as the Travel Plan acknowledges) towards putting in place key elements of a plan to address this need, via additional S106 community benefits relating to the Abingworth housing development. Subject to HDC approval, these proposals will in due course provide a safe route north of the built-up boundary at Merrywood Lane to central Thakeham. However, this will not address other real concerns about the safety of footway provision along the B2139 between the school site and Merrywood Lane. This is a busy road around rush hours. Pedestrians using the footpath are currently forced to cross the road several times, at poor crossing points, and there is no pedestrian right of way at all in front of the small parade of shops on east side of the B2139 between the Crescent Rise junctions. We therefore propose:
Inclusion of these issues in the early meeting of relevant parties, to work up a specific scheme of footway improvements for costing and implementation.
It is important that these issues are addressed now, as part of WSCC’s role in getting the new schools off to a good start, and not postponed and delegated to later iterations of School Travel Plans. Experience shows that opportunities to get alignment of Highways and other agencies’ priorities and funding options are rare. Progressing these issues now will enable the new schools to develop and implement their School Travel Plans, e.g. to target lower private car journeys.
Other minor comment: query re. evening and other out-of-hours parking arrangements.
The documentation does not make clear what is intended in terms of future use of the site for evening, weekend or holiday use; nor does the Transport Statement clarify how parking arrangements will relate to that. There is some allusion to continuing use by the MXT pool of the adjacent staff car park, but exactly how that will work (e.g. in relation to security) is unclear. The lack of reference to other potential out-of-hours uses of the main buildings also suggests no ongoing use for adult education or similar activities. It would be useful to have these points clarified.
DC/16/1925 (T/16/42) Anstey Greenhurst Lane Thakeham Pulborough
Demolition of existing bungalow, garage and outbuildings and replacement with a new sustainable dwelling and detached garage. REVISED PROPOSALS
NO OBJECTION SUBJECT TO PROPOSED CONDITION RELATING TO MATERIALS
The Committee noted that the revised proposals did not substantially affect either footprint or roofline of the proposed new dwelling. Latest proposals also incorporated amends to the height/angle of the garage structure as requested previously by neighbours to the east, and did not appear to create any new issues for neighbours. Members also considered whether the revised, more overtly modern design was in tune with Policy 6 (Design) of its Neighbourhood Plan (which has now passed examination and referendum stages), and its existing Parish Design Statement. While the revised design may be testing to some personal tastes and in relation to policy steers towards ‘blending into the countryside’, members noted that there was no distinctive local architectural context immediately adjacent to the site for the dwelling to jar against. The Committee concluded that it did not object to the amended design provided that a condition of approval is to use local natural materials as far as possible/appropriate.
236. Review of Parish Design Statement
The Committee received and endorsed a paper setting out proposed ways forward with this process, and in particular that the Nuthurst design statement offered an excellent structure and visual framework. Members noted that the aim was to produce a document that aligned with Neighbourhood Plan policy 6, and offering clear and helpful advice to those considering planning proposals, whilst also being conscious of the advisory nature of such guidance and avoiding excessive aesthetic prescription. Members agreed the suggested mid-May target date for completion of the exercise. It was agreed to circulate members of the PC to confirm membership of the drafting group. In addition, community involvement during the drafting process would be ensured by organising an initial open brainstorming meeting, and also offering routes for online/email contributions, to be advertised via the April newsletter, online posts etc. A web page should give a taster of what is involved. (Actions: Clerk)
237. Major planning proposals
The Clerk updated members on ongoing liaison with HDC planners and Abingworth Homes regarding S106 conditions relation to the phase 2 proposals, which were now due to be decided by Development Committee South on 25 April. Members also noted that there had been considerable further contact with Oakford Homes and HDC Compliance team regarding wheel-washing and other health & safety aspects of operating the site. The security of the site was also questioned, following recent thefts of planting near the southern access junction.
237.2 Crest Nicholson
No further developments reported.
238. Enforcement cases
The Committee noted the circulated update on current cases. The lack of progress relating to Falconers Farm enforcement notices remained particularly frustrating; further matters to bring to HDC Compliance team’s attention included potential issues with slaughter and sale of meat, 24-hour running of a generator, linked to the unpermitted mobile home, and lack of infrastructure for animal waste. (Action: Clerk)
239. Planning Applications permitted/refused/withdrawn since the last meeting
The Committee noted the following District-level decisions, and that designated members should follow through with monitoring the progress of permitted applications.
Danhill Manor Coolham Road West Chiltington Pulborough West Sussex RH20 2LH
DC/16/2197 (T/16/57) To construct a detached open-sided double garage outbuilding following the demolition of existing garage (CI)
Planning Cttee 19 December 2016
NO OBJECTION SUBJECT TO OFFICER SCRUTINY OF MATERIALS/FINISHES
The Committee noted the background to this proposal, including the existence of previous permission to put a larger out-building in the same location. While the Committee did not object to the general aim of creating a new open timber-framed double-garage, it felt that the materials and finishes indicated as part of the off-the-shelf construction were not very sympathetic to the listed building context, and asked officers to review the detail of materials and finishes.
Permitted 7 March 2017 No special conditions
DC/16/2155 (T/16/51) Proposed erection of a new house on land adjoining Patuca, Bracken Lane, Storrington, creation of new vehicular and pedestrian access on to Bracken Lane [private road] together with minor amendments to elevation and fenestration of Patuca (CH)
Planning Cttee 28 November 2016
NO OBJECTION SUBJECT TO PROPOSED CONDITIONS
Council notes the further improvement of this proposal, to address issues raised by HDC in relation to DC/16/0684 and confirms that it does not object to this application subject to the same conditions previously proposed, i.e.
Ensuring that use of mechanical air extraction, if any, does not create noise disturbance for neighbours.
Construction traffic issues include the narrowness of the lane for delivery lorries, restricted parking space (posing a risk of contractor parking along Rock Road in a way that will affect sight-lines at the Bracken Lane junction) and general obstruction of access for other residents, waste collection and emergency services. Therefore in addition to hours-of-work restrictions, Council recommends a condition requiring efficient planning of any activity likely to cause blockage of the lane, and prior notification to residents, refuse collection services, etc. and diversion signage where necessary.
Hours of work. Particularly in light of the issues above, Council recommends that officers apply relatively narrow permitted hours (e.g. 9am to 4.00pm).
Burning of construction waste on site should be ruled out, or least absolutely minimised, to protect neighbours.
Permitted 22 March 2017. Pre-Commencement Conditions relating to:
• Tree protection
• Underground services & sewers
• Construction Method Statement
• Schedule of materials and finishes and colours for external walls, windows and roofs of the approved
Pre-Occupation Conditions relating to:
• Details of the hard and soft landscaping works
• Provision for the storage of refuse/recycling
• Cycle parking facilities
• visibility splays; once provided the splays shall thereafter be maintained and kept free of all obstructions over a height of 0.6 metre above adjoining carriageway level or as otherwise agreed.
• no gate, fence, wall or other means of enclosure shall be erected or constructed in front of the forward most part … which fronts onto a highway without express planning consent.
50 Crescent Rise, Thakeham
DC/17/0102 (T/17/02) Hip to gable extension to existing roof conversion (front roof alteration (DME)
Planning Committee – agreed by delegated action and sent 9 February 2017
Council noted that the proposal would not change the building footprint, that there seems to be no impact on neighbours, and that the proposal would not be out of keeping with other nearby properties.
Permitted 17/03/2017 – no special conditions
The Maples, Merrywood Lane, Thakeham
DC/17/0329 (T/17/05) External alterations to existing garage fenestrations where being converted (in relation to approved application ref DC/16/2903 for new double detached oak framed garage/carport (DME)
Planning Committee 27 February 2017
Permitted 17 March 2017 - No special conditions
Land West of Harbolets Road Harbolets Road West Chiltington West Sussex
DC/17/0253 (T/17/4) Erection of a single 3 bedroom dwelling and car barn (FM)
This proposal is in conflict with Thakeham Neighbourhood Plan Policy 1 which opposes new housing proposals that are outside existing built-up areas and not otherwise designed in the Plan. It similarly conflicts with HDPF Policies 25 and 26.
Council notes that the current cluster of buildings forms an open L shape comprising an architecturally coherent mix of dwellings, including sympathetic converted farm buildings, with an open aspect to the north and west. In that context, the creation of a new house and garage at the proposed location would have an adverse impact on the visual amenity of the location, and create problems of overlooking and loss of privacy (particularly for Green Meadows). The proposed house design is considered unsympathetic, and the proposed separate car barn anomalous. Both would be visible from the B2139 as well as the existing dwellings.
While the current proposal relates just to the single dwelling plus car barn, it refers to an intention to significantly develop commercial use of an adjacent stable site for equine and canine rehabilitation. However, Council notes that a condition of approval of these stables (DC/09/1726) was exclusion of commercial use, and also that Thakeham Neighbourhood Plan Policy 9 supports equestrian development only where it is ancillary to an existing building. In addition, such a development would be likely to create unacceptable disturbance and traffic/access issues, without create any additional employment. Given these strong grounds for objection to any further application relating to the equine/canine facility at this site, the references to such a development do not add supportive weight.
240. Upcoming applications
241. Public participation session
A member of the public flagged that, looking at recent NP referendum outcomes, the average nationally approval rate was 89%, and the average turnout was 27%. Therefore the Thakeham result can be seen as quite normal in terms of turnout (23% gross but around 26-27% for actual Thakeham residents), and the 93% approval ratio was better than normal.
242. Any other business for noting or inclusion on a future agenda
In response to a query from Cllr MacEachern, and in the light of the recent serious road accident linked to the southbound bus stop at Abingworth Hall, the Clerk updated members on the urgent work in hand (with Cllr Prince) to speed up the already-scheduled S278 works around the southern Abingworth junction bell mouth, which would include moving the bus stop northwards and creating a new pedestrian crossing opposite Stringers Cottage. The aim was to get these works done around Easter. It would be followed by the phase 1 Abingworth traffic calming works, which TPC was insisting (as a condition for support of phase 2 changes) must be completed by August 2017 latest. Beyond that would be finalisation of phase 2 traffic calming works due to be delivered in 2018, including pinch-points. The PC’s aim was to revisit school bus arrangements as part of that, with all relevant parties.
Meeting closed: 7.50 p.m.
Date of next meeting: Monday 24 April 2017, at 6.30pm.nt roof alteration (DME)
Council notes that the current cluster of buildings forms an open L shape comprising an architecturally coherent mix of dwellings, including sympathetic converted farm buildings, with an open aspect to the north and west. In that context, the creation of a new house and garage at the proposed location would have an adverse impact on the visual amenity of the location, and create problems of overlooking and loss of privacy (particularly for Green Meadows). The proposed house design is considered unsympathetic, and the proposed separate car barn anomalous. Both wo