PAPER A
MINUTES OF RYDE TOWN COUNCIL’S PLANNING AND REGENERATION COMMITTEE
HELD ON TUESDAY 25 AUGUST 2020 AT 2.00PM VIA THE ZOOM VIDEO MEETING
FACILITY AND STREAMED LIVE VIA YOUTUBE
Members Present:
Cllr Diana Conyers (Chair), Cllr Michael Lilley, Cllr Phil Jordan, Cllr
Malcolm Ross and Cllr Ian Stephens
Also in Attendance: Jon Baker (Committees Coordinator) and Chris Turvey (Planning Clerk)
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APOLOGIES
Apologies were received from Cllr Adrian Axford and Cllr Charles Chapman
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DECLARATIONS OF INTEREST
None declared
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REQUESTS FOR DISPENSATIONS
None requested.
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MINUTES
The minutes to the previous meeting held on 4 August 2020 were reviewed.
RESOLVED:
THAT the Minutes of the meeting held on 4 August 2020 were approved as a
true and accurate record and would be signed off by the Chair following the
meeting.
93/20
MEMBER QUESTIONS
Cllr Malcom Ross advised that he had been approached by the Wessex Cancer Trust
via the Clerk with regard to the Isle of Wight Council (IWC) being approached about
permitting or providing for patients travelling to the Queen Alexandra Hospital,
Portsmouth for vital NHS treatment to be permitted or provided free of charge parking
in the large Quay Street car park
This would alleviate the high financial burden on those having to make regular trips
to receive such treatment as cancer care.
The committee was therefore asked if Ryde Town Council could assist in lobbying
the IWC in securing some spaces in the car park.
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Members were in full support of the request and a letter to the IWC would be sent
from the chair in order to support the proposals from the Wessex Cancer Trust.
Cllr Ross also asked if the IWC could be approached with regard to details of listed
Section 106 funds and discussed at a later Planning Committee. Members were in
support and the Planning Clerk would approach the IWC with a report returning to a
future Planning Committee meeting.
94/20
PLANNING APPLICATIONS
The following Planning Applications were then considered by all members of the
committee:
i.
Parish(es): Ryde Ward(s): Ryde East
Location: Land Rear Of 59 - 67 St Johns Wood Road, Ryde, PO33 1HL
Proposal: Outline for eleven business units (Class B1) with associated parking
and access
Members noted that the Environment Agency objected on the following grounds:
a) No flood risk management plan
b) No site level or climate change impact details
Island Roads recommended refusal due to the proposed access to the site being
unsafe due to poor visibility and insufficient access for refuse and emergency
vehicles.
It was also noted that the developer did not own the land and the land owner
would not allow the development on the site. In addition the land owner asserts
that the application has been incorrectly completed.
RESOLVED:
THAT Ryde Town Council objects to the applications on the following
grounds:
• No flood risk management planning or information regarding site level
or climate change impact as outlined in the Environment Agency
comments on the application.
• Concerns raised by Island Roads due to the proposed access to the site
not regarded as safe for reasons of visibility, the access for refuse and
emergency vehicles and insufficient space allocated for onsite parking.
• Although not a material consideration, Ryde Town Council raised
concerns regarding the ownership of the site and the distress caused
to the landowner as a result of this application.
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ii.
Parish(es): Ryde Ward(s): Ryde East
Location: Land Adjacent 22 Marlborough Road, Ryde, PO33 1AB
Proposal: Proposed pair of semi-detached houses with garages; formation of
vehicular access
The application was a revised scheme for only part of a site which was originally
for five houses and accommodated a gap behind housing along Marlborough
Road with no removal of any trees which was the main reason for refusal for the
original application. The development would also need to make contributions to
the SPA SPD.
Members noted that Island Roads commented on the application and
recommended conditional approval.
RESOLVED:
THAT Ryde Town Council raised no objection to the application.
iii.
Parish(es): Ryde Ward(s): Ryde North West
Location: Copsefield Lodge Copsefield Drive, Ryde, PO33 3AR
Proposal: Variation of condition
planning approval which refers to wrong edge of deck.
Members were reminded that the original application was opposed by RTC due
to various issues including the proposed tree house and balcony overlooking
neighbouring properties as well as the development making a significant
detrimental change to the seascape in this area.
RESOLVED:
THAT Ryde Town Council agree that the wording in condition 1 on
19/01103/HOU be changed to substitute Northwest with Northeast and
additionally include the provision of screening to the Southeast side of the
decking.
iv.
Parish(es): Ryde Ward(s): Binstead And Fishbourne
Location: Beachwood Quarr Road Binstead PO33 4EL
Proposal: Retention of fencing and gates
The committee noted that the application was retrospective after being subjected
to an enforcement order.
Members were advised that the Residents Association were of the opinion that a
solid metal galvanised type fence was not in keeping with the surroundings and
was too industrial for the setting. In addition they also feel believed that the
planting of nonindigenous trees was out of keeping in this Area of Outstanding
Natural Beauty (AONB).
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The Committee were of the opinion that the concerns of the Residents
Association were valid and that the design of the fence along with the
inappropriate fir trees was not in keeping with the nature of the surrounding area
RESOLVED:
THAT Ryde Town Council objects to the application due to the
unsympathetic nature of the metal galvanised type fence combined with the
planting of nonindigenous trees that were not in keeping with the AONB.
The following applications were considered under delegated powers by the Chair and
Planning Clerk:
i.
Parish(es): Ryde Ward(s): Havenstreet, Ashey and Haylands
Location: 46 Mitchells Road Ryde, PO33 3JA
Proposal: Proposed extension
ii.
Parish(es): Ryde
Ward(s): Ryde North East
Location: 7 Anglesea Street, Ryde, PO33 2JJ
Proposal: Listed Building Consent for replacement windows
iii.
Parish(es): Ryde Ward(s): Binstead And Fishbourne
Location: Flat C Danehurst, Pitts Lane, Binstead, PO33 3SX
Proposal: Listed Building Consent for alterations to internal layout
iv.
Parish(es): Ryde Ward(s): Ryde West
Location: Rye House, Playstreet Lane, Ryde, PO33 3LJ
Proposal: Proposed detached dwelling and garage with vehicular access
off
Pound Mead (revised scheme)(revised plans)(readvertised application)
v.
Parish(es): Ryde Ward(s): Ryde West
Location: Melody, 9 Trafalgar Drive, Binstead, PO33 3QW
Proposal: Proposed alterations and single storey rear extension; loft conversion;
single storey extension to garage to form workshop
RESOLVED:
THAT Ryde Town Council raised no objection to the above five applications.
95/20 DECISIONS TAKEN BY THE ISLE OF WIGHT COUNCIL AND APPEAL LODGED
Members noted the following appeal decisions.
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1. PLANNING DECISIONS
a) APPLICATIONS APPROVED
i.
Location: Victoria Depot, Victoria Crescent, Ryde, PO331DQ
Proposal: Change of use of depot to storage & distribution (Class B8) including
the
siting of up to 45 containers and up to 10 motorhomes / caravans
Parish: Ryde Ward: Ryde East
Decision Date: 29/07/2020
Ryde Town Council objected to the application on the grounds of the intrusive
nature of the proposed development as well as the impact of noise and light
pollution.
ii.
Location: 62 High Street, Ryde, PO33 2RJ
Proposal: Change of use from A1 and A2 to A1/A2/Sui generis
to
form
counselling office
Parish: Ryde Ward: Ryde South
Decision Date: 06/08/2020
Ryde Town Council raised no objection to the application
iii.
Location: 61 Swanmore Road, Ryde, PO33 2TQ
Proposal: Proposed vehicular access
Parish: Ryde Ward: Ryde West
Decision Date: 06/08/2020
Ryde Town Council raised no objection to the application
iv.
Location: Salters Playing Field, Salters Road, Ryde, PO33 3HU
Proposal: Proposed storage building
Parish: Ryde Ward: Havenstreet, Ashey And Haylands
Decision Date: 07/08/2020
Ryde Town Council raised no objection to the application
v.
Location: 3F Rink Road Industrial Estate Ryde Isle of Wight PO33 2LT
Proposal: Proposed change of use from D1 to Dance Studio (D2 Leisure) to
include internal alterations
Parish: Ryde Ward: Ryde North East
Decision Date: 13/08/2020
Ryde Town Council raised no objection to this application
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b) APPLICATIONS REFUSED
Location: 34 and 36, Grasmere Avenue, Ryde, PO33 1NU
Proposal: Formation of vehicle crossing and hardstanding/parking area for No. 36
(revised description)
Parish: Ryde Ward: Ryde East
Decision Date: 31/07/2020
Ryde Town Council had received a number of complaints about this development
from local residents which was completed prior to submission of an application to
the Local Planning Authority.
These complaints included concerns about an increase to surface water run-off,
blocking the pedestrian right of way and fears that installing tarmac over an area
which used to be grass was changing the character of the area. There was also a
concern that the parking of vehicles in this area might block pedestrian access to
the garages which were associated with the adjacent properties.
Members also expressed deep concerns over the significant impact on the
properties at the head of the cul-de-sac, with parked vehicles including a camper
van obstructing natural light.
Ryde Town Council therefore strongly objected unanimously to the application on
the following grounds:
• There will be an increase, as a result of this development, to the surface water
run off as the area had been surfaced with a non-permeable material.
• Large vehicles have been parked in an area that is too small and as a result
have already blocked the right of way
• This development covers an area which was previously grassed and matching
the other property frontages. The removal of this grass will alter the character
of the area, have a detrimental impact on the street scene and will set a
president for other property owners.
RESOLVED:
THAT the decisions taken by the Isle of Wight Council since the last Ryde Town
Council Planning Committee meeting be noted.
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HIGH STREET HERITAGE ACTION ZONE (HSHAZ) - UPDATE
The HSHAZ Steering Group advised members that a Community Working Group had
been established in order to support the Steering Group in initiating further detailed
projects of the HSHAZ.
With regard to Ryde Theatre / Town Hall, a site visit from The East Hants Regen
Company had taken place in order to assess the building ahead of a business case
being prepared which would be largely funded by the HSHAZ. A draft of the business
case was expected in mid to late September 2020.
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The St Marys Convent building at the top of the High Street was also being assessed
with regard to a business case being developed for future use. Historic England had
identified the building as of historical significance and possible future use could
include conversion to potential homes. The local Diocese have also indicated that
they are happy to support a business case being prepared for the convent.
With regard to the Shop Front Design Code, the process had been agreed by the
HSHAZ Steering Group and was projected to take place in 2021.
The Arts Project was also underway with delivery in the coming months and two
artists had been commissioned. A Flower Market would also take place in Minghella
Square where artworks and merchandise relating to Charles Dimmick would be on
sale.
With regard to Minghella Square, members agreed that it was in need of being given
a bigger profile to highlight the significance of the contribution local resident Anthony
Minghella had made to the world of film making.
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RYDE PLACE PLAN- REVISED RYDE PLACE PLAN REVIEW ANNEX
A revised Urban Extension Annex of the Ryde Place Plan that was created as a result
of a review of the Place Plan was presented. The second paragraph of the Scale and
Impact section was reworded to present a more balanced view on the role of the
Town Council with regard to establishing a professional working relationship with
developers communicating its own point of view and gain important information on
the details of various developments.
The new wording states that such action did not impair or compromise RTC’s
entitlement to object to, approve, or defer judgement on such proposals.
There was also the addition of a new ward map that would be effective from May
2021 following the boundary reviews and highlighted the Place Plan Project Zones
within the various new wards.
RESOLVED:
THAT the revised and reworded Annex (Urban Extension) and New Ward Maps
be agreed.
There was some discussion around the overall approval of the revised Annexes
(Covid Recovery and Urban Extension) and what authority the Planning Committee
had. The current Terms of Reference had stated that the Planning Committee had
the powers to implement and review the such policy documents as the Place Plan
and that approval from Full Council may not be required.
Members however believed that approval of the Place Plan Review should still be
made at Full Council. There was some concern that whilst the Place Plan as a whole
was a valuable document, there needed to more reference to more engagement with
the community with regard to major planning applications that would result in further
urbanisation. The Place Plan was also a living document that was always subject to
a review in order to meet the changing needs of the Town.
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Following discussion, members agreed that the Annexes would be presented to all
members of Full council at its meeting on 5 October 2020.
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GREEN SPACE DEFICIT
The Mayor advised all members that the Ryde Place Plan had made it very clear that
the residents of Ryde were subject to a large deficit of access to green spaces with
the town that had been exasperated with the onset of the Covid 19 Pandemic,
creating a need for such open areas for people to enjoy, particularly those with no
access to their own gardens.
The lack of such facilities was also detrimental to people’s mental health with many
people being deprived of places close to home that would provide healthy outdoor
activities.
An Open / Green Space policy was therefore needed in order to address the issues
and any planning applications for developments needed to be considered carefully if
there was any removal of existing green spaces.
Members were advised there was a list of current green spaces within the Ryde Town
Council Position Statement. In order to best analyse the situation with a view to
moving forward it was suggested that the Position Statement Review Group could be
tasked with looking at the specific area of Green Spaces and how best to improve the
situation as well as how the Town Council could most effectively engage with
developers and endeavouring to ensure all green spaces were protected and more
could be identified.
99/20 NATIONAL PLANNING REGULATIONS
Following the announcement from the Government of changes to national planning
legislation (Planning For The Future) which would affect the process of planning
applications, the Committee discussed how best the Town Council could make
representations to Government in response to the White Paper.
Members agreed that the Town Council should make its voice heard, representing its
residents, especially with the various applications that are being considered for the
town. RTC should be ambitious in its representations, pushing for possible
exemptions owing to the Island not appearing to fit in with the national planning policy.
When considering applications, members should take note on whether the needs of
the elderly and disadvantaged where being taken into account as well as there being
proper consultation with the local fire authority to ensure all risks were being
addressed.
Members agreed that the best way forward would be to approach the Isle of Wight
Association of Local Councils (IWALC) and explore the possibility of holding a special
meeting to seek the views of all local Town and Parish Councils. Should this not be
possible, then a planning specialist could be sought to attend an online meeting and
provide the RTC with the best advice on how to lobby Government.
The Chair agreed to approach IWALC in the first instance and report back to
members as soon as possible.
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100/20
WEST ACRE PARK CONSULTATION
Members were advised that a special Extra-Ordinary meeting of the Planning
Committee would be held on 8 September 2020 in order to seek the views of local
residents on the development as well as provide an opportunity for the developer to
present the application.
Following a request at the previous Planning Committee on 4 August 2020, the Extra-
Ordinary Meeting would be in the form of a primary council Planning Committee with
members of the public given an opportunity to put their views forward over a period
of three minutes each. The developer would be allocated five minutes and the two
local ward members would also be allotted five minutes.
Owing to time constraints, a maximum of 15 members of the public would be sent a
Zoom invite in order to allow them to enter the meeting a speak and this would be
done on a first come first served basis.
The agenda, which would also detail how members of the public could register to
speak would be published on the Town Councils website on Wednesday, 26 August
2020.
Members were also advised that leaflets detailing the application along with how
representations can be made to the IWC or if people wished to RTC were being
delivered to residents in the Ryde East Area.
With regard to members site visit, this was not considered appropriate to so
collectively owing to Covid 19 restrictions. However, members were advised that they
could organise visits on a separate basis, providing they gained permission
beforehand. Alternatively, pictures could be taken to gain a perspective on how the
land looked before development.
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DATE OF NEXT MEETING
RESOLVED:
THAT the next ordinary meeting of the Planning and Regeneration Committee
will be held on Tuesday, 15 September 2020 at 2pm via the Zoom Video meeting
facility.
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