Minutes of the Planning Committee Meeting
Held on Thursday 12 July 2007 in The Queen's Hall
Present: Councillors
P Jenkins (Chairman), K Forrest, J Horton, C Jones, P Riley, S Tilford, M Walker
Clerk:
Mrs J Griffiths
P41/0708 Chairman's remarks
Cllr Jenkins opened the meeting and welcomed visitors. Members of the public wishing to speak were asked to restrict the length of their speeches to no more than two minutes. Public participation would be welcome before each item was discussed by the planning committee.
P42/0708 Apologies
Cllr Dale had sent apologies, these were received and accepted.
P43/0708 Disclosures of Interest
None
P44/0708 Public Participation
There was no public participation on matters other than the applications to be discussed.
P45/0708 Minutes of the Last Meeting
The minutes of the meeting of 28th June 2007. It was proposed by Cllr Riley and seconded by Cllr Forrest that the minutes were a true and accurate record and accepted accordingly.
P46/0708 Matters arising
P36/0708 - Spicy Ranch, there had been no further information from the Enforcement Officers although it was reported that a further breach of license had taken place on 6th July 2007, Parish Clerk to report this to the Enforcement Officers.
P36/0708 - Maps of the village had been obtained and were in use for the first time at this meeting.
P36/0708 - Co-op shopfront, Planning Office had advised that only structural changes to the shopfront would be challenged. Councillors were asked if they had any recollection or evidence of any such changes.
P39/0708 - Advertisement at Robin Hole, following notification to Planning Office the sign had been removed.
P47/0708 Planning applications
Receipt of the following applications was acknowledged and considered as follows:
07/05082/FUL - Green Lane, off Moor Road
To retain new section of private drive and construct a passing place
Public Participation:
Mrs Kath Fordham had queries with regard to the application:
item 14, she considered that the proposal does affect a site of local nature conservation value and as such a Nature Conservation/Ecolological Appraisal should be required.
Items 20 & 21, the proposal ran next to a water course, this was not acknowledged and the new structure has potential impact on surface water run off on to Green Lane.
The attached letter made reference to the awkward alignment of the drive. The road was a historic, natural route and the drive had been accessed successfully for many years by large vehicles for whatever purpose including hay lorries.
Mrs Fordham disputed the applicant's assertion that the proposal was sensitive and appropriate to the landscape and that it assisted all users of Green Lane.
Mr Tim Greenbank queried whether Traffic & Highways would be involved in discussions over sight lines on to Moor Road. The Parish Council could pursue this point for further information. Councillors were reminded that the proposal contained additional work that had not yet been carried out. The Planning Office had approved plans for development of the Pumping Station within the last two years; at that time it had not been felt necessary to upgrade access to Green Lane. Government policy on green belt land was that development was only permitted in special circumstances; it was his assertion that this proposal did not fit that requirement.
Mr Terry Pearson - the proposal benefited the residents of Turnpike Farm by allowing more privacy.
Cllr Matt Palmer outlined his objections to the proposal: to build in the Green Belt it was necessary to demonstrate need, this had not been done. He considered it to be an excessive application, if there was a need for passing places this needed to be explored in a sensitive manner. Concern was expressed over the environmental impact of such a development including damage to water courses and trees, shrubs and wildlife habitats. Cllr Palmer urged that if the committee decided to reject the application that a separate letter be sent to Planning Officers asking for the land to be re-instated as it was. Item 8 on the application was queried; it was believed that pre-application discussions had taken place with planning officers. Item 30 was also queried; it was believed that the land was part of an agricultural holding.
Committee discussion:
The committee noted the concerns over accuracy of the application and plans - at least one footpath had been omitted from the plans. The committee had received a copy of a letter of objection from a resident and the number of individuals attending the meeting to object to the development demonstrated the strength of local feeling on the subject. The committee also noted that at least one resident had contacted the Parish Council to express his support for the application.
Resolved: after detailed discussion and mindful of Planning Policy Guidance 2: Green Belts, the committee unanimously agreed to reject the application on the following basis:
· the application does not demonstrate any special need for the proposal as required for development in the Green Belt and outlined in Policy GB1 of Bradford's Unitary Development Plan
· the applicant has not demonstrated a local need for the development
· the application does not demonstrate that alternative plans have been considered
· the proposal would provide for a material change of use of the land
· the proposal provides a loss of visual amenity in the Green Belt and is overly intrusive
· the proposal does not adequately make assessment and provision for the ecological impact of such a development.
The committee also agreed to write a separate letter to Planning Officers urging re-instatement of the land to its former condition.
07/04991/LBC - The Cornmill, Cornmill Lane
Amendments to previously approved scheme for conversion of the corn mill to two dwellings comprising removal of water turbine and associated pipework; extension of accommodation into former wheelhouse; glazed wall construction between buttresses; lowering section of roof, opening blocked up doors and windows; other minor alterations
Resolved: recommend approval
07/04969/FUL - 3 Poplar Close
Two storey side extension to form ground floor study and utility and 1st floor master bedroom and en-suite
The Planning Office had notified the committee of one letter of objection. Some concern was expressed over the accuracy of the plans, in particular the site plan, in which the existing house appears small in relation to the plot. Request examination to check that development is not excessive in relation to plot size.
Resolved: recommend approval subject to planning officers being satisfied there is not an adverse impact on the neighbours.
07/05282/FUL - 43 Station Road
Modifications to windows in side and rear elevations including fitting obscure glass and restricting opening of windows added to rear wall
Resolved: recommend approval
P48/0708 To note decisions by BMDC
07/03683/FUL - 42 Manse Road - Approval
07/03879/FUL - 14 Wellfield Lane - Approval
07/04181/FUL - Former Little Chef - Approval
07/04201/FUL - Woodleigh, Moor Lane - Approval
P49/0708 Any other business
The Secretary of State had rejected the appeal regarding 51 Lawn Avenue.
P50/0708 Date of Next Meeting
Thursday 26th July 2007 - Plans Committee