PAPER A
MINUTES OF RYDE TOWN COUNCIL’S PLANNING, ENVIRONMENT AND
REGENERATION COMMITTEE HELD ON TUESDAY, 23 MARCH 2021 AT 4.00PM VIA
THE ZOOM VIDEO CONFERENCE MEETING FACILITY STREAMED LIVE VIA YOUTUBE
Members Present:
Cllr Diana Conyers (Chair), Cllr Henry Adams, Cllr Charles Chapman,
Cllr Michael Lilley, Cllr Phil Jordan, Cllr Malcolm Ross and Cllr Ian
Stephens.
Also in Attendance: Jon Baker (Committees Coordinator), Charlotte Goswell (Hampshire
Countryside Service) and Chris Turvey
(Planning, Regeneration &
Environment Officer)
Note - Owing to the pre-election regulations in place ahead of the scheduled local town and
parish council elections on 6 May 2021, public question time and members question time
was suspended until after the elections.
40/21 APOLOGIES
No apologies were received, however the committee wished it to be noted that they
were very saddened to hear of the recent passing of Cllr Adrian Axford who had
been a valued member of the committee as well as a diligent Deputy Mayor to the
Town Council
41/21 DECLARATIONS OF INTEREST
None declared at this stage.
42/21 REQUESTS FOR DISPENSATIONS
None requested.
43/21 MINUTES
The minutes to the previous meeting held on 2 March 2021 were reviewed.
RESOLVED:
THAT the minutes to the meeting held on 2 March 2021 were approved as a
true and accurate record and would be signed off by the Chair following the
meeting
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44/21
BIRD AWARE SOLENT - AWARENESS OF PROTECTED BIRDS
Charlotte Goswell, the Coastal Ranger for Hampshire Countryside Service, which
are deployed on the Isle of Wight, by Hampshire County Council gave members a
presentation on the Bird Aware Solent initiative.
The project raises understanding and awareness of the thousands of protected birds
that spend the winter months on the Solent, enabling people to enjoy visiting the
coast without disturbing the wildlife which occupy it. The service is provided by the
Solent Recreation Mitigation Partnership, which is funded from developer
contributions for new housing developments.
Members suggested that updated signage could be erected along the coastal area
to inform the public of the various wildlife which inhabits the shoreline as well as
advise on the implications of disturbing various wintering species. The Coastal
Ranger agreed and advised that this was being pursued but was subject to various
regulatory procedures before they could be fitted.
It was also noted that dog owners whose pets, largely unintentionally, disturb
various birds such as Sanderlings, should be better informed as to the impact that
these disturbances had on such birds. The problem had been exacerbated during
the Covid 19 pandemic owing to the increased ownership of dogs.
With Ryde Town Council taking over the ownership of Ryde Harbour, it was noted
that any bird counts undertaken by the service would be useful to the Town Council
in order to aid the appropriate ecology assessments to be carried out ahead of the
Town Council obtaining the Harbour.
Members were also advised that the recent outbreak of Avian Flu in the Ryde Solent
Area had seemingly only affected the Swans which inhabit the Canoe Lake,
although the situation was being monitored on a regular basis.
Members thanked the Coastal Ranger for her informative and interesting
presentation and all were in agreement that Ryde residents were fortuate to have
such an abundance of precious wildlife inhabiting its shores.
45/21
PLANNING APPLICATIONS
Owing to a pre-arranged appointment Cllr Lilley left the meeting at this stage and
Cllr Chapman and Cllr Stephens joined the meeting for the first time.
The following planning applications were then considered by the committee:
Parish(es): Nettlestone And Seaview Ward(s): Nettlestone And Seaview
Location: Former Harcourt Sands Holiday Park, Puckpool Hill, Seaview, Ryde
PO33 1PJ
Proposal: Approval of reserved matters on P/00573/15 for appearance and
landscaping of first 14 units
Island Roads recommend refusal as they required further information, the
reasons being that the road redesign as outlined in the original application at the
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entrance to the site may not be included in Phase 1 of the development and could
represent a danger to pedestrians owing to a need to use the carriageway.
Members also noted that the Ryde Society objected on various grounds
Generally, the application stated that only three properties would be completed
by the developer. The remaining would be designed by the purchaser using a
design
code which was not made available with the application. In addition, within the
remainder of the site, which was made up predominantly of self-catering holiday
accommodation, there was no indication as to what these would look like and
therefore be impossible to measure what affect the development would have on
the adjacent Seascape.
Members were concerned with the nature of the Reserved Matters application,
stating that the submitted design of the buildings were completely different to
what had been originally planned and not seen as in keeping with the area.
There was also concern that three of the units would be show homes and the
remaining could be somewhat different in design when finally built.
There was also no reference to the hotel which was incorporated in the original
application. This therefore gave the impression that any tourism aspect to the
development was no longer included, depriving the area of much needed visitor
footfall and revenue.
As a result of their observations the committee were of the opiniom that the
submission should be treated as a renewed application.
RESOLVED:
THAT whilst it wished to see the site develop to a satisfactory conclusion
Ryde Town Council objects to the application on the following grounds:
a) As outlined in the Island Roads report, the application was deficient in
the following areas:
• Inadequate Service Turning Area - Phase 1 provides inadequate
facilities to enable service vehicles to turn in a satisfactory and safe
manner compromising road safety and contrary to Policy DM2
(Design Quality for New Development) of the Isle of Wight Core
Strategy.
• Lack of Pedestrian Provision - Inadequate pedestrian provision so as
to provide site users with safe connectivity between Phase 1 of the
development and the local footway network on Puckpool Hill
compromising road safety and be contrary to Policy DM2 (Design
Quality for New Development) of the Isle of Wight Core Strategy.
• Highway Construction and Drainage Insufficient Information
-
Inadequate and deficient in detail in respect of the onsite highway
construction and highway surface water drainage design. Unsuitable
to discharge the highways aspects of conditions 16, 17 and 19 of
P/00573/15 The proposal may represent a hazard to highway and site
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users by virtue of inadequate design contrary to Policy DM2 (Design
Quality for New Development) of the Isle of Wight Core Strategy.
• Phasing of Offsite Highway Works Insufficient Information
-
Inadequate and deficient in detail in respect of the proposed phasing
of the offsite highway improvements and junction arrangement
works as required in association with P/00573/15. Inadequate
pedestrian and vehicle access arrangements and a failure to provide
adequate measures to reduce the need to travel to and from the site
by car, or provide adequate access to public transport, bicycle or foot
travel and contrary to Policies DM2
(Design Quality for New
Development) Policy DM17
(Sustainable Travel) DM13
(Green
Infrastructure) and of the Isle of Wight Core Strategy.
b) Because the application differs extensively to the original outline
planning application, Ryde Town Council was of the opinion that this
should be treated as a totally new planning application.
c) Owing to the lack of detail which is required by April 2021 on Reserved
Matters on the remainder of the site, it is impossible to evaluate the
effect of the development on the Seascape contrary to Policy DM 12
d) Ryde Town Council where of the opinion that the proposed buildings
were out of character with the surrounding area contrary to Policy DM
2 and DM 12
ii.
Parish(es): Ryde Ward(s): Ryde South
Location: 68 High Street, Ryde, PO33 2RJ
Proposal: Proposed change of use of retail area on ground floor to form additional
residential accommodation for existing dwelling
The Committee noted that the property fell within the Ryde High Street Heritage
Action Zone (HSHAZ) which was in the process of preparing a shop front design
code. It also fell within an area which had previously seen similar applications for
change of use to residential purposes on ground floors refused planning
permission and was contrary to the policy in the Town Council’s recently revised
Position Statement. In addition, this application also proposed that plastic (UPVC)
windows would be fitted on the front elevation, despite the property falling within
a conservation area.
Members were concerned that to allow the application to proceed would set a
precedent for other similar applications to be granted within the main High Street
area which was being encouraged by HSHAZ investment to offer the public a
sustainable and thriving retail environment. Members also noted that part of the
HSHAZ investment was to widen the pavement at the St Johns Hill end of the
High Street, where the proposed application was situated, in order to promote
additional retail footfall.
RESOLVED:
THAT Ryde Town Council objects to the application on the following
grounds:
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a) The granting of such an application would be inappropriate within a
ground level commercial location. It would set a precedent for the
change of use class in the Town Centre boundary area , of which this
within, and have a detrimental effect on the town’s retail and
commercial activity.
b) The granting of the application to convert to residential use from
commercial use would be prior to the outcome of the Government
Consultation on Extension of Permitted Development Rights to Support
Housing Delivery and Public Service Infrastructure and would therefore
pre-empt any decision on government policy.
c) The proposal is contrary to Ryde Town Council’s Position Statement
and the Ryde Place Plan. In addition it is contrary to current Isle of Wight
Council Planning Policy DM9 regarding change of use to non-retail at
ground level within town centre boundaries. The application has not
demonstrated that it would not have a significant adverse effect on the
retail function, design, character, vitality and viability of the town
centre.
d) The property falls within the Ryde Heritage Action Zone which is at
present preparing a shop front design code.
e) The proposals include the installation of plastic / UPVC windows on the
front elevation despite the property being within a conservation area.
iii.
Parish(es): Ryde Ward(s): Ryde West
Location: 116 - 118 High Street, Ryde, PO33 2SU
Proposal: Proposed extension at second floor level to form three self-contained
flats
Members were advised that the application was for the upper floor of the building
and would not have any detrimental impact on the street scene.
The Committee noted that Environmental Health (EH) agreed in principle with the
application but would like to see adequate noise suppression between the floors,
although this would be a requirement for building control, not for planning
purposes. In addition, EH highlighted in their submissions when the works could
be carried out.
Island Roads stated however that they were happy to approve the application
The committee proposed that there should be provision for waste storage and
cycle storage space confirmed and also requested that contributions to the Solent
SPA are agreed.
RESOLVED:
THAT Ryde town Council raised no objection to the application, subject to
adequate provision of waste storage facilities and cycle storage space
being confirmed as well as contributions to the Solent SPA being agreed.
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The following applications were considered under delegated powers by the Chair and
Planning Clerk and they proposed the following:
i.
Parish(es): Ryde Ward(s): Ryde East
Location: 1 Seldon Avenue, Ryde, PO33 1NR
Proposal: Proposed detached building to form art painting studio
THAT Ryde Town Council raises no objection to the application
ii.
Parish(es): Ryde Ward(s): Ryde North West
Location: 2B George Street, Ryde, PO33 2EB
Proposal: Conversion of maisonette to form two flats
RESOLVED:
THAT Ryde Town Council raises no objection, subject to confirmation of
suitable waste bin storage area being provided for each flat and that the
appropriate Solent SPA payments are agreed.
iii.
Parish(es): Ryde Ward(s): Ryde North West
Location: 2B George Street, Ryde, PO33 2EB
Proposal: Listed Building Consent for alterations in connection with conversion of
maisonette to form two flats
RESOLVED:
THAT Ryde Town Council raises no objection, subject to confirmation of
suitable waste bin storage area being provided for each flat and that the
appropriate Solent SPA payments are agreed.
iv.
Parish(es): Ryde Ward(s): Ryde North West
Location: Basement Flat,18 Lind Street, Ryde, PO33 2NQ
Proposal: Lawful Development Certificate for continued use of flat as a separate
self-contained living unit
RESOLVED:
THAT Ryde Town Council raises no objection to the application
v.
Parish(es): Ryde Ward(s): Ryde North East
Location: 5 Richmond House, The Strand, Ryde, PO33 1JD
Proposal: Proposed replacement windows on front and rear elevations; formation
of communal area in garden enclosed by fences and gates and retention of shed
and fence and gate on north elevation
RESOLVED:
THAT Ryde Town Council raises no objection to the application
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vi.
Parish(es): Ryde Ward(s): Ryde North East
Location: 5 Richmond House, The Strand, Ryde, PO33 1JD
Proposal: Listed Building Consent for proposed replacement windows on front and
rear elevations; formation of communal area in garden enclosed by fences and
gates and retention of shed and fence and gate on north elevation
RESOLVED:
THAT Ryde Town Council raises no objection to the application
vii.
Parish(es): Ryde Ward(s): Havenstreet, Ashey And Haylands
Location: 1 Denham Cottages, Weeks Road, Ryde, PO33 2TR
Proposal: Proposed two storey extension and link extension
RESOLVED:
THAT Ryde Town Council raises no objection to the application
viii.
Parish(es): Ryde Ward(s): Ryde North West
Location: 12 Esplanade, Ryde, PO33 2DY
Proposal: Change of use from Arcade (Sui Generis) to Pool Hall and Takeaway
(Sui Generis); Internal alterations; Installation of extraction system and external
flue (revised plans)(revised description)(readvertised application)
RESOLVED:
THAT Ryde Town Council raises no objection to the application
ix.
Parish(es): Ryde Ward(s): Ryde North West
Location: 12 Esplanade, Ryde, PO33 2DY
Proposal: Listed Building Consent for internal alterations to create a kitchen,
extend the gents toilets and change the office into a ladies toilets; installation of
extraction system and external flue
(revised plans)(revised description)(re-
advertised application)
RESOLVED:
THAT Ryde Town Council raises no objection to the application
x.
Parish(es): Ryde Ward(s): Ryde East
Location: 8 Hayward Avenue, Ryde, PO33 1AS
Proposal: Demolition of garage; proposed single storey side extension and
alterations
RESOLVED:
THAT Ryde Town Council raises no objection to the application
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Parish(es): Ryde Ward(s): Ryde West
Location: Rye House, Playstreet Lane, Ryde, PO33 3LJ
Proposal: Variation of condition no. 2 on P/00274/19 to allow reduced roof height
and roof pitch for dwelling on plot 1 and minor modification to site boundaries
RESOLVED:
THAT Ryde Town Council raises no objection to the application
46/21
LICENCING APPLICATIONS
Prior to the consideration of the licencing applications, Cllr Chapman declared an
interest as he was the Chair of the Isle of Wight Council’s Licencing Committee
and would leave the meeting for the duration of the discussion.
The following applications were considered:
i. Application for Street Trading Consent - Nine Months for Appley Beach Hut,
Members welcomed the addition of a facility that would benefit users of the
beach and park. They did however wish for it to be noted that any litter created
as a result of the facility being sited, should be cleared up on a regular basis.
RESOLVED:
THAT Ryde Town Council raised no objection to the application.
ii. Application for a Street Furniture Permit for Star Inn, 40 High Street, Ryde Ref:
Members welcomed the licence application and were happy to recommend
approval but stated that customers using the tables and chairs should be
managed the same as those customers inside the premises.
RESOLVED:
THAT Ryde Town Council raised no objection to the application.
47/21
DECISIONS TAKEN BY THE ISLE OF WIGHT COUNCIL
Cllr Chapman re-joined the meeting.
Members noted the following decisions taken by the IWC’s Planning Department.
PLANNING APPLICATION DECISIONS
1. APPLICATIONS APPROVED
Location: 23 Salisbury Road Ryde, PO33 1BY
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Proposal: Lime tree situated as detailed in the application is to be pollarded
to previous pollard points.
Parish: Ryde Ward: Ryde East
Decision Date: 23/02/2021
Tree Decision
ii.
Location: 6 Stonelands Park, Binstead Ryde, PO33 3BD
Proposal: Yew (T25) situated as detailed in the application is to be reduced
by approx. 3m. All reductions are to be to strong growth points that are at
least one third the diameter of the adjacent pruning points. Yew tree situated
on the rear boundary of 6 Stonelands Park Binstead is to be reduced to near
the boundary whilst maintaining green foliage. Ash tree situated on the rear
boundary of 6 Stonelands Park Binstead Ryde is to be reduced to near the
boundary. All reductions are to be to strong growth points that are at least
one third the diameter of the adjacent pruning points.
Parish: Ryde Ward: Ryde West
Decision Date: 23/02/2021
Tree Decision
iii.
Location: 70 Spencer Road, Ryde, PO33 3AH
Proposal: T1 Leyland Cypress Hedge to be felled to near ground level. T2
Leyland Cypress Hedge, Eastern Boundary situated as detailed in the
applications to be reduced by 30 cm T3 Fig (near drive) situated as detailed
in the applications to be felled to near ground level.
Parish: Ryde Ward: Ryde North West
Decision Date: 24/02/2021
Tree Decision
iv.
Location: The Laurels, Swaylands Close, Ryde, PO33 1FA
Proposal: Lawful Development Certificate for proposed single storey rear
extension
Parish: Ryde Ward: Ryde East
Decision Date: 26/02/2021
Lawful Development Certificate so not considered by RTC Planning
Committee
v.
Location: Ryde Mead Lawn Tennis Club, Church Lane, Ryde, PO33 2NB
Proposal: T1; Irish Yew
(baccata fastigiata) situated as detailed in the
application is to be reduced by one third of its current height and reshaped to
leave a natural form. T2; Hedges, self-seeded sycamore and dead elm situated
as detailed in the application is to be reduced to the height of the fence seen
along the court boundary. T3; Oak situated as detailed in the application is to
have the crown of the tree reduced back off the court. All reductions are to be
to strong growth points that are at least one third the diameter of the adjacent
pruning cut.
Parish: Ryde Ward: Ryde North West
Decision Date: 05/03/2021
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Tree Decision
vi.
Location: Wellington Court, Augusta Road, Ryde, PO33 3AT
Proposal: The Leyland cypress situated as detailed in the application is to be
felled to near ground level.
Parish: Ryde Ward: Ryde North West
Decision Date: 05/03/2021
Tree Decision
vii.
Location: Land Adjacent to 47A Hillrise Avenue, Binstead Ryde, PO33 3TZ
Proposal: T1 - T5: Ash situated as detailed in the application are to be felled
to near ground level.
Parish: Ryde Ward: Binstead And Fishbourne
Decision Date: 09/03/2021
Tree Decision
viii.
Location: 2 Ashey Place ,Ryde, PO33 2WA
Proposal: Single storey flat roofed extension, replacement garden outbuilding
(revised scheme)
Parish: Ryde Ward: Havenstreet, Ashey And Haylands
Decision Date: 12/03/2021
Ryde Town Council raised no objection to this application
ix.
Location: 1 Long Orchard, Ryde, PO33 1FH
Proposal: T1; 3 Limes situated as detailed in the application are to have the
following work carried out: Clean stems of epicormic/adventitious shoots up to
approx. 3.5. T4: Plane situated as detailed in the application is to be pollarded
to approx. 50% of its current size. This being approximately 7 to 8 metres in
height.
Parish: Ryde Ward: Ryde East
Decision Date: 12/03/2021
Tree Decision
2. APPLICATIONS REFUSED
Location: 112 Great Preston, Road Ryde, PO33 1DD
Proposal: Proposed single storey rear extension; proposed raised decking
(revised plans)(revised description)(readvertised application)
Parish: Ryde Ward: Ryde East
Decision Date: 26/02/2021
Ryde Town Council raised no objections to this revised application
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RESOLVED:
THAT the decisions taken by the Isle of Wight Council since the last meeting
be noted.
48/21 PLANNING APPEAL LODGED
Members noted the following Planning Appeal:
Parish(es): Ryde Ward: Binstead and Fishbourne
Location: Old Wychwood, Quarr Hill, Binstead, Ryde, PO33 4EH
Proposal: Proposed construction of new bungalow with parking
Members noted that Ryde Town Council had previously supported this application
subject to confirmation by way of a tree report that no trees would be adversely
affected by the proposed dwelling.
RESOLVED:
THAT the Planning Appeal be noted.
49/21 RYDE REGENERATION WORKING GROUP (RRWG) - UPDATE
The Chair of the RRGW provided the Committee with an oral report on the latest
meeting of the RRGW which met on 8 March 2021.
Members noted that further discussions took place around the setting up of a sub
working group of three members which would look to liaise with developers of the
proposed Ryde Interchange and the IW Council’s Highways and Transport Client
Manager in order maximise best results for the town’s residents and users in terms
of design and quality of public realm.
There were concerns that the first meeting of the Sub Group had still not been
arranged, despite its establishment being agreed at the RRWG meeting on 11
January 2021 leading to fears that correct and proper consultation would not be
observed with regard to any final details of the development.
Members therefore suggested that the Planning, Regeneration and Environment
Officer contact the IWC’s Director of Regeneration in order to gain confirmation
when the Ryde Regeneration Sub Group would first meet to discuss its contribution
to the Ryde Interchange Project.
50/21 DATE OF NEXT MEETING
RESOLVED:
THAT the next meeting of the Planning, Regeneration and Environment
Committee will be held on Tuesday, 13 April 2021 via the Zoom Video
Conference Meeting facility, at 4.00pm and would be held under pre-election
regulations.
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