PAPER A2
MINUTES OF RYDE TOWN COUNCIL’S PLANNING, ENVIRONMENT AND
REGENERATION COMMITTEE HELD ON TUESDAY 19 JANUARY 2021 AT 4.00PM VIA
THE ZOOM VIDEO MEETING FACILITY AND STREAMED LIVE VIA YOUTUBE
Members Present:
Cllr Diana Conyers (Chair), Cllr Henry Adams, Cllr Adrian Axford, Cllr
Charles Chapman, Cllr Michael Lilley, Cllr Phil Jordan, Cllr Malcolm
Ross and Cllr Ian Stephens
Also in Attendance: Jon Baker (Committees Coordinator), Ian Boyd (Arc Consulting), Chris
Turvey (Planning Clerk) and Cllr Tim Wakeley (RTC)
PUBLIC QUESTIONS
Prior to the meeting written questions were received from The Ryde Society regarding the
Planning Application for Pennyfeathers Reserved Matters and is appended, along with the
response to the end of these minutes and form part of the minutes (page A2-9).
The Committees Coordinator advised that the last question would be addressed later in the
meeting and that the others would be looked at when the application is considered formally when
the committee next meet.
7/21 APOLOGIES
None received.
8/21 DECLARATIONS OF INTEREST
None declared.
9/21 REQUESTS FOR DISPENSATIONS
None requested.
10/21 MINUTES
The minutes to the previous meeting held on 8 December 2020 were reviewed.
RESOLVED:
THAT the minutes held on 8 December 2020 were approved as a true and
accurate record and would be signed off by the Chair following the meeting
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Members were advised that the answer to the public question which had been raised
by Mr Peter Griffiths had been sent to him and would also be sent to committee
members after the meeting.
11/21
RYDE PLACE PLAN / REVIEW OF LOCAL PLANS
The Chair explained that, at the extra-ordinary meeting held on 13 January 2021, it
had been agreed to invite the Place Plan Consultant who had been contracted by the
Town Council to assist in the developing of the Ryde Place Plan and its subsequent
reviews, to attend this meeting to give his views on the extension of the Place Plan to
include Binstead and other possible areas.
It was noted that Binstead had many aspects that needed to be taken into account
such as site developments close to surrounding parishes such as Havenstreet and
Fishbourne, but that other areas including Oakfield / Elmfield, Swanmore / Haylands
and Ashey all had facets that needed to be specifically addressed. There was also the
issue of the creation of new wards as result of the boundary review which would come
into force at the local elections scheduled for May 2021 which had to be taken into
account.
It was also noted that whilst Ryde South East had been covered largely in the Ryde
Place Plan, there was a somewhat smaller focus on the towns South West region
which contained a lot of natural realm as well as social housing issues and that, whilst
Ryde East had been largely covered in the Place Plan, it was created and approved
prior to the Nicholson Road site being granted authorisation.
It was eventually agreed that, rather than add further annexes of appendices, the Place
Plan needed to be reviewed as a whole and that all members should look at their own
wards and come forward with any ideas and suggestions for aspects that needed
covering in the review.
Proposals would be brought back to a future meeting with a view to moving forward.
RESOLVED:
THAT proposals would be made at a future Planning Committee meeting around
reviewing the Ryde Place Plan with a view to including any or all surrounding
areas of the town.
12/21
MEMBER QUESTIONS
None were received.
13/21
PLANNING APPLICATIONS
The following Planning Applications were then considered by all members of the
committee:
Parish(es): Ryde Ward(s): Ryde West
Location: 21 Adelaide Place, Ryde, PO33 3DJ
Proposal: Proposed detached dwelling; alterations to vehicular access and parking.
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Members duly noted that the neighbour had objected on the grounds of loss of light,
privacy and lowering the value of the neighbouring property.
Members also noted that the developer had attempted to address the question of
privacy by only using rooflight in the first floor windows overlooking the neighbouring
property. The developer had also provided some shading information which
indicated that any shading would be towards the proposed building from the
neighbouring property.
The property was also within the Key regeneration area and had conditional
approval from Island Roads.
There should also be provision of a payment towards the Solent Protection Area.
There was some discussion around the issue of parking and that consideration
should be given to implementing parking restrictions where sight-lines would be
affected by stationary vehicles
RESOLVED:
THAT Ryde Town Council raised no objection, subject to there being
restrictions to parking where sight-lines would be affected by stationary
vehicles
The applications below were considered under delegated powers by the Chair and
Planning Clerk and they proposed the following:
ii.
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 (readvertised application)
iii.
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 toilet (re-advertised
application)
iv.
Parish(es): Ryde Ward(s): Ryde East
Location: Hideaway Cottage, Marlborough Road, Ryde, PO33 1AA
Proposal: Listed building consent for replacement windows and doors
v.
Parish(es): Ryde Ward(s): Ryde North West
Location: 7 Westfield Park, Ryde, PO33 3AB
Proposal: Proposed two storey rear extension
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vi.
Parish(es): Ryde Ward(s): Ryde North East
Location: Olinda House, 1 Trinity Street, Ryde, PO33 2AS
Proposal: Listed Building Consent for alterations and refurbishment of building to
include removal of internal stud partition, new timber staircase, timber internal
panel doors, timber panelling, decorative fireplace, external replacement of
timber door, replacement windows to lower ground floor and new window fan.
vii.
Parish(es): Ryde Ward(s): Ryde North West
Location: 40 Westwood Road, Ryde, PO33 3BJ
Proposal: Demolition of dwelling; Proposed replacement dwelling
RESOLVED:
THAT the above six applications were agreed with no objections.
14/21
DECISIONS TAKEN BY THE ISLE OF WIGHT COUNCIL
Members noted the following decisions.
PLANNING DECISIONS
1. APPLICATIONS APPROVED
i.
Location: Dover Park Primary School, Dover Street, Ryde, PO33 2BN
Proposal: Temporary positioning of 8 modular buildings in two blocks, to
accommodate pupils during major refurbishment of the school, with
parking provision
Parish: Ryde Ward: Ryde North East
Decision Date: 21/12/2020
Ryde Town Council raised no objection to the application
ii.
Location: 16 Northwood Drive, Ryde, PO33 3AQ
Proposal: Alterations and conversion of garage to form additional living
accommodation: proposed steps and handrail on north elevation (revised
description)
Parish: Ryde Ward: Ryde North West
Decision Date: 21/12/2020
Ryde Town Council raised no objection to the application
iii.
Location: St Marys Catholic Primary School, Ampthill Road, Ryde, PO33 1LJ
Proposal: T1; Oak crown 25% reduction T2; Holm Oak - Pollarded back to an 8
m monolith. T3; Oak - Two lower limbs removed and crown li ed to 6m. T4;
Oak - Felled to ground level. T5; Oak - Crown reduced to 25% T6; Oak - Crown
reduced to 25% T7; Sycamore - Crown reduced by 25% and lined by 6m.T8;
Bay - Pollarded to 4/5m. T9; Oak tree - Crown li ed by 6m T10 ; Oak tree -
Crown lifted by 6m
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Parish: Ryde Ward: Ryde North East
Decision Date: 22/12/2020
Tree Decision
iv.
Location: 2 Nelson Crescent, Ryde, PO33 3QN
Proposal: Proposed single storey side extension
Parish: Ryde Ward: Ryde West
Decision Date: 22/12/2020
Ryde Town Council raised no objection to the application
v.
Location: 5 Oakwood Road, Haylands, Ryde, PO33 3JS
Proposal: T1; English oak - situated as detailed in the application is to have the
crown reduced by 30% of its current size. All pruning points are to be too strong
growth points that are at least one third the diameter of the adjacent
pruning point.
Parish: Ryde Ward: Havenstreet, Ashey And Haylands
Decision Date: 23/12/2020
Tree Decision
vi.
Location: Driftwood, Binstead Road, Ryde,PO33 3ND
Proposal: Demolition of attached garage; proposed alterations; two storey side
extension; single storey rear extension; porch
Parish: Ryde Ward: Ryde North West
Decision Date: 23/12/2020
Ryde Town Council raised no objection to the application
vii.
Location: 1 Warwick Street, Ryde, PO33 2HY
Proposal: Proposed two storey rear extension and single storey front extension.
Parish: Ryde Ward: Ryde South
Decision Date: 24/12/2020
Ryde Town Council raised no objection to the application
viii.
Location: 32 Albert Street, Ryde, PO33 2SA
Proposal: Lawful Development Certificate for proposed Demolition of structure.
proposed single storey rear extension
Parish: Ryde Ward: Ryde South
Decision Date: 31/12/2020
Lawful Development Certificate so no comments were invited
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ix.
Location: 4 Swanmore Road, Ryde, PO33 2TF
Proposal: Demolition of conservatory; proposed single storey rear extension.
Parish: Ryde Ward: Ryde South
Case Officer: Hayden Marsh Decision: GTD
Decision Date: 06/01/2021
Ryde Town Council raised no objection to the application
2. APPLICATIONS REFUSED
None taken.
RESOLVED:
THAT the decisions taken by the Isle of Wight Council since the last Ryde
Town Council Planning Committee meeting be noted.
15/21 MAJOR PLANNING APPLICATION
RESERVED MATTERS APPLICATION RELATING TO P/01456/14
The Committee did not consider the application at this stage, since it had just been
received. Members where of the opinion that owing to the nature of the original outline
application and the large amount of public opposition to it, a separate consultation
meeting should be called. Members of the public could air their views and submit
comments for the Town Council to take into account ahead of any decision it makes at
its next Planning Committee meeting.
The consultation meeting would consider not only the reserved matters application
itself but also how it fitted with other applications within the immediate area, some of
which had been approved with others awaiting a decision. In particular, reference to
the highway and community infrastructure requirements of these proposals should be
considered.
This would provide a response to the Ryde Society’s request to hold such a public
meeting online. It was agreed that the meeting would take place in the week
commencing 1 February 2021 with a likely start time of 2pm.
Representatives of the Isle of Wight Council’s Planning and Regeneration departments
(such as the application case officer and the Director of Regeneration) would be invited
to the meeting to address issues raised.
Owing to staffing resource issues, the next meeting of the Planning, Regeneration and
Environment Committee would be on Monday, 8 February 2021 at 4pm. Confirmation
of the Consultation Meeting will be given as soon as possible with the agenda and
notice of meeting being placed on the Town Councils website and notice boards.
16/21 CONSULTATION ON EXTENSION OF PERMITTED DEVELOPMENT RIGHTS TO
SUPPORT HOUSING DELIVERY AND PUBLIC SERVICES INFRASTRUCTURE
Members discussed whether to respond to the Government consultation on the
changing of legislation to make it easier to convert commercial buildings to residential
homes.
A2 - 6
It was noted that the Isle of Wight Council was planning to respond and had requested
input from all IWC ward councillors and the National Association of Local Councils
(NALC) had already submitted a response drawing on comments made in the White
Paper around the previous consultation on changes to planning legislation.
Members where reminded that the previous urgent Planning Committee meeting, held
on 13 January 2021, considered a specific application which was particularly pertinent
to the proposed changes where a premises in Cross Street, Ryde made an application
to change a commercial ground floor premises into residential units. The application
was unanimously rejected.
Members reiterated their objections to converting any ground floor commercial
premises within the Town Centre boundary, although they would have no objections to
such conversions for premises above commercial buildings.
Three options were considered: direct submission by Ryde Town Council; submission
of comments through Isle of Wight councillors; and submission of comments through
the High Street Heritage Action Zone (HAZ) project, which was also concerned about
the implications.
RESOLVED
THAT RTC’s comments be submitted through Isle of Wight councillors for
inclusion in the Isle of Wight Council’s response and that the possibility of
comments being submitted by the HSHAZ be considered at the forthcoming
HSHAZ Steering Group meeting.
17/21 POSITION STATEMENT REVIEW GROUP
The Chair advised that a meeting of the Review Group took place on Monday, 18
January 2021 and that good progress was being made with first drafts of most of the
sections now completed, although the most critical section on Housing still required
more work owing to its complex and difficult nature.
A draft of the revised Position Statement would hopefully be ready for consideration by
members at a meeting in March 2021, although members were advised that in order
to pull all the revised elements together could take some time before it was ready for
initial submission.
18/21 RYDE REGENERATION WORKING GROUP (RRWG) UPDATE
The Chair of the RRWG advised on the following:
i.
Empty Shop (former BHF)
The lease was no longer being taken by Ryde Arts.
ii.
Permitted Development to Support Housing and Public Services Infrastructure
This was also discussed by the RRWG and was opposed as not being
conducive to the revival of Ryde’s commercial aspirations and was in
contradiction to the whole philosophy of regeneration
A2 - 7
iii.
Ryde Interchange
The RRWG had created a sub group of three members which would look to
liaise with developers and the IW Council’s Highways and Transport Client
Manager in order to get the best for residents and users in terms of design and
quality of public realm.
19/21 DATE OF NEXT MEETING
RESOLVED:
THAT the next meeting of the Planning, Regeneration and Environment
Committee will be held on Monday, 8 February 2021 via the Zoom Video meeting
facility, at 4.00pm.
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APPENDIX
RYDE TOWN COUNCIL PLANNING COMMITTEE MEETING
HELD ON 19 JANUARY 2020
PUBLIC QUESTION - REF 08/20
Question from the Ryde Society
Could the following questions please be raised at tomorrow's (19th) RTC Planning Committee
meeting when the Pennyfeathers application 20/02159/ARM is discussed?
If approved is it a fact this reserved matters application is the equivalent to obtaining Full
planning permission?
There appears to be no up to date documentation from Southern Water detailing how much
capacity there still is at the New Sandown Waste Water Treatment Works, and how will the
904 dwellings plus the business units impact on any remaining capacity. Reports from
Southern Water dated 2012 and 2015 say there is no capacity for additional foul water and
sewage in Elmfield. This development will be additional to the Rosemary Vineyard, Harcourt
Sands, users of Smallbrook Sports Centre and Nicholson Road New Business Park, all of
which currently also have extant planning permission. Plus West Acre Park still waiting to be
determined.
What guarantees are there the s106 money for the proposed school (almost £2.4m) will be
ring-fenced for Ryde? What guarantees are there the school will be built at this location and
which Phase will be the trigger point?
There are still two s73 applications from April 2020 waiting to be determined. They directly
affect this application. Will they be dealt with first or do the IW Council plan to determine them
simultaneously with this application? Are they legally allowed to do this?
The Police report highlights design issues. When will local residents be made aware these
concerns have been addressed?
Local residents are very concerned about traffic safety issues relating to junction B, which
creates a link between the new Smallbrook Lane and Great Preston Road via a roundabout
towards the north-eastern end of the estate. With Nicholson Road now having obtained full
planning approval and an approved link between the 2 estates established shouldn't the
Pennyfeathers Masterplan be redrawn to reflect this and other largescale applications
approved since September 2015? It doesn't currently detail the Nicholson Road approval.
How many reports submitted with this application are actually more than 5 years or more out
of date? e.g. Southern Water report dating from 2012.
Will Ryde Town Council set up an online zoom question and answer meeting for local
residents, Ryde Councillors, IWC cabinet member for housing and the planning officer with
responsibility for this Pennyfeathers application? There are so many questions that need
answers.
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