PAPER A
MINUTES OF RYDE TOWN COUNCIL’S PLANNING, ENVIRONMENT AND REGENERATION
COMMITTEE HELD ON TUESDAY, 22 FEBRUARY 2022 AT 7.00PM
IN GARFIELD ROAD METHODIST CHURCH, RYDE
Members Present: Cllr Simon Cooke (Chair), Cllr Jess Higgins, Cllr John McLagan, Cllr
Richard May, and Cllr Malcolm Ross.
Also in Attendance: Jon Baker (Committees Coordinator) and Chris Turvey (Planning,
Regeneration and Environment Officer).
PUBLIC QUESTIONS
A question was asked regarding minute 27/22 and it was noted that the item would be discussed
later in the meeting.
17/22
APOLOGIES
Apologies were received from Cllr Charles Chapman and Cllr Jenna Sabine
18/22
DECLARATIONS OF INTEREST
None declared.
19/22
REQUESTS FOR DISPENSATIONS
None requested.
20/22
MINUTES
The minutes to the previous meeting held on 1 February 2022 were reviewed.
RESOLVED:
THAT, the minutes to the meeting held on 1 February 2022 were approved as a true
and accurate record and were signed off by the Chair.
21/22
HIGH STREET HERITAGE ACTION ZONE (HSHAZ) UPDATE
The committee welcomed the HSHAZ Project Manager to the meeting who provided
members with a comprehensive update of the projects progress made so far.
Areas covered included:
• Ryde High Street Pedestrianisation - Regarding the resurfacing design concept,
there would be public engagement in person and online following the necessary
parameter plan and topographical surveys. Any final decision on the resurfacing
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design concept would be made by the Isle of Wight Councils Cabinet following any
input from Island Roads and a schedule of works was likely to be in 2023, (following
the Ryde Interchange works).
• Shop Front Design Code - 15 businesses had been commissioned for assessment
following an expression of interest with 20% of the cost to be met by shop owners.
Plans would be brought forward, although some would need planning permission. It
was noted that any design would need to be in keeping with the original appearance.
For example, this would mean that a contemporary, Georgian or a historic
appearance would need to be of the same original concept, but of a more appealing
and sympathetic manner.
• St Marys Convent - The diocese had established a Project Board to explore the
options for the building which had been unused for many years. A feasibility study
had been commissioned and the community would be consulted on any progress.
Some options that were being looked at was for an Artisan Business Centre and / or
residential apartments. The parking area at the rear would also need to be retained.
However, any redevelopment would need to be sympathetic to the original design
and would be subject to planning approvals and additional funding options may need
to be explored.
Members enquired if issues were still being encountered with access to the Pedestrian
Zone and was there improved enforcement of the area between the hours of 10 am and
6pm. It was noted that there were still several cases of breaches of the traffic order and
the installation of a bollard to section off the zone was still being investigated, but issues
such as Health and Safety were still proving to be an obstacle.
Following discussions members expressed their thanks for the update provided.
A more compressive update can be accessed on the Town Council Website HERE .
22/22
MEMBERS QUESTION TIME
None were asked.
23/22
PLANNING APPLICATIONS
The following planning applications were considered by the committee:
i.
Parish(es): Ryde Ward(s): Haylands and Swanmore
Location: Land Between 61 and 63, Bettesworth Road, Ryde, PO33 3EN
Proposal: Proposed Pair of semi-detached houses (revised scheme).
Members were reminded that this had previously been considered by the
committee at its meeting held on 7 September 2021 and was rejected owing to the
issues around toilet provisions only being on the ground floor, insufficient parking
provision for a three-bedroom property and on road parking concerns. There were
also concerns around no mention of waste and cycle rack provision.
It was also noted that contributions around the Solent Protection Area (SPA) for
the two new dwellings had not been confirmed.
Members agreed that none of the previous concerns raised by Ryde Town Council
as well as other statutory bodies had been addressed.
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RESOLVED:
THAT Ryde Town Council objects to the application on the following
grounds:
a) The Committee considered that the internal design of the properties with
the toilet facilities on the ground floor was not in line with modern design
standards and that this had only been done to squeeze in an extra
bedroom contrary to policy DM2.
b) There is no parking provision in this latest revision (Minimum parking for
a three-bedroom residential dwelling is two spaces designed in line with
the Highways Design Code).
c) Space for Cycle racks and waste storage were not identified in the
scheme.
d) On road parking would be the only option for Numbers 61 and 63 and this
scheme made it more difficult for these properties to find parking.
e) There is no mention in the application for SPA contributions for the two
new dwellings.
ii.
Parish(es): Ryde Ward(s): Ryde West
Location: 35 West Street, Ryde, PO33 2QF
Proposal: Removal of front fence; formation of vehicular access and dropped kerb.
Members were advised that Island Roads had recommended refusal on the
grounds that the proposal offered an inadequate parking and turning area. Road
safety was therefore compromised owing to vehicles not being able to enter, leave
and park. Consequently, it was inconsistent with the guidelines set out by the Local
Planning Authority in Policy DM2.
No other statutory comments had been submitted and there had been no
objections from members of the public.
Following a debate, the following was:
RESOLVED:
THAT Ryde Town Council objects to the application on the following
grounds:
a) Road safety is compromised owing to vehicles not being able to enter,
leave and park in accordance with highway design codes which state
that parking bays which run parallel to the road must be a minimum 3.5m
by 8.0m.
b) The proposal would set a president for others in this road.
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iii.
Parish(es): Ryde Ward(s): Binstead and Fishbourne
Location: Granta, Binstead Hill, Binstead, Ryde, PO33 3RW
Proposal: Proposed single storey side extension & garage conversion; two storey
front extension; new front boundary wall and gate; change to external materials.
Members noted that Island Roads gave a conditional approval, which stated any
gates installed should be set back a minimum distance of five metres from the
edge of the carriageway of the adjoining highway and open into the site only. This
was to address the interests of highway safety and to comply with policy DM2.
No other statutory comments had been submitted and there had been no
objections from members of the public.
Members agreed that that there were no other areas of concerns.
RESOLVED:
THAT Ryde Town Council Ryde Town Council has no objection to the
application provided that the comments regarding the entrance made by
Island Roads are implemented
iv.
Parish(es): Ryde Ward(s): Ryde North West
Location: Monsoon, 133 - 134 High Street, Ryde, PO33 2RJ
Proposal: Proposed change of use and associated alterations to divide premises
into 2 retail units.
The committee believed there were no main planning concerns, however they did
feel that the applicant should give due consideration to the HSHAZ Shop Front
Design Code for the Isle of Wight.
RESOLVED:
THAT Ryde Town Council Ryde Town Council has no objection to this
application subject to the applicant demonstrating that due consideration
has been given to the new Shop Front Design Code for the Isle of Wight.
The following applications were considered under delegated powers by the Chair and the
Planning, Regeneration and Environment Officer and they proposed no objections:
Parish(es): Ryde Ward(s): Ryde Appley and Elmfield
Location: 61 Great Preston Road, Ryde, PO33 1EF
Proposal: Demolition of greenhouse; proposed detached garden studio and
detached garden shed.
Parish(es): Ryde Ward(s): Ryde Monktonmead
Location: 9 Dover Street, Ryde, PO33 2AQ
Proposal: Re-tiling of front path.
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Parish(es): Ryde Ward(s): Ryde Appley and Elmfield
Location: 26 Victoria Crescent, Ryde, PO33 1DQ
Proposal: Proposed extension at first floor level on side elevation; single storey rear
extension.
Parish(es): Ryde Ward(s): Ryde Monktonmead
Location: 21 Quarry Road, Ryde, PO33 2TX
Proposal: Proposed external platform lift.
RESOLVED:
THAT Ryde Town council raised no objections to the above four applications.
Parish(es): Ryde Ward(s): Ryde Monktonmead
Location: Ryde Harbour, Esplanade, Ryde, PO33 1JA
Proposal: 18 flags advertising Ryde Marina and Ryde Town Council
(No comments can be submitted on this from Ryde Town Council owing to it being
its own application.)
24/22
DECISIONS TAKEN BY THE ISLE OF WIGHT COUNCIL
Members noted the following decisions taken by the IWC’s Planning Department.
PLANNING APPLICATION DECISIONS
1. APPLICATIONS APPROVED
i.
Location: 40 Westwood Road, Ryde, PO33 3BJ
Proposal: Single storey rear extension.
Parish: Ryde Ward: Ryde North West
Decision Date: 27/01/2022
Ryde Town Council raised no objection to this application.
ii.
Location: Appley Park Public Convenience Appley Lane Ryde, PO33 1ND
Proposal: Extension to form storage space for deckchair and water sports
Operation.
Parish: Ryde Ward: Ryde Appley and Elmfield
Decision Date: 28/01/2022
No comments were submitted owing to it being Ryde Town Council application.
iii.
Location: 39 Great Preston Road, Ryde, PO33 1DS
Proposal: Side and rear extensions
Parish: Ryde Ward: Ryde Appley and Elmfield
Decision Date: 31/01/2022
Ryde Town Council raised no objection to this application.
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Location: St Anthony’s, Playstreet Lane, Ryde, PO33 3LQ
Proposal: Front, rear and side extensions and the removal of front and rear dormer
windows, reroofing of main house with living green roof and formation of new
vehicular access and driveway (readvertised application)
Parish: Ryde Ward: Ryde West
Decision Date: 03/02/2022
Ryde Town Council maintains its original objection that was submitted on 6 May
2021.
Location: The Bungalow Quarr Hill, Binstead, Ryde, PO33 4EH
Proposal: Demolition of dwelling; Construction of a replacement dwelling (revised
scheme)
Parish: Ryde Ward: Binstead and Fishbourne
Decision Date: 10/02/2022
Ryde Town Council raised no objection to this application.
2. APPLICATIONS REFUSED
Location: 56B, The Strand, Ryde, PO33 1JD
Proposal: Creation of sustainable roof garden to roof with internal access (revised
scheme)
Decision Date: 02/02/2022
Parish: Ryde Ward: Ryde Monktonmead
Ryde Town Council objected to the application on the grounds that it has insufficient
information to evaluate the adverse overlooking effect the development could have on
the neighbouring properties. In addition, the building is in the Ryde conservation area
and this proposal is thought to be out of character with the surrounding properties
contrary to policies DM2 and DM11. Furthermore, the application is not supported by
a Heritage Assessment as required by the Island Plan Core Strategy (7.187)
RESOLVED:
THAT Ryde Town Council notes the decisions taken by the Isle of Wight Council
since 2 February 2022.
25/22
RATIFICATION OF PLANNING APPLICATION DELEGATED DECISION.
Parish(es): Ryde Ward(s): Ryde North West
Location: 20 Belvedere Street, Ryde, PO33 2JW
Proposal: Proposed replacement of stone retaining wall with gabions filled with stone
Members were reminded that at the previous meeting, a member of the public highlighted
concerns around the above planning application which had been considered under
delegated powers and asked if further consideration could be given to the application
owing to concerns around potential drainage problems.
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The committee agreed that this could be revisited under delegated powers and the
following was agreed:
Ryde Town Council have no objection in terms of the visual impact that this
proposal will have on the conservation area however they have some concerns
over a possible increase in ground and surface water run-off into the basement
access path. As a result, RTC feel that this application should include an
assessment from a drainage engineer to evaluate the possible increase in
drainage and the ability of the existing drains to deal with it.
The application was therefore recommended for refusal.
RESOLVED:
THAT the decision taken under delegated powers recommending refusal regarding
Application No: 21/02559/HOU be ratified
26/22
LICENCING APPLICATIONS
Members considered the following applications:
i.
Harbour House, Esplanade, Ryde, PO33 2DY.
The proposed licensing objectives are:
• Recorded music Mon-Sun 09:00-01:30. This is an extension of hours (previously
10:00-23:00 hours).
• Late night refreshment Mon-Sun 23:00-01:30. This is an additional activity.
• Sale of alcohol - on premises - Mon-Sun 09:00-01:00 hours. This is an
extension of hours (previously 10:00-23:00 hours).
• Opening hours of premises - Mon-Sun 09:00-01:30 hours. This is an extension
of hours (previously 10:00-23:00 hours).
The Committee raised many concerns over the application which they believed did
not support the four licencing objectives. They also noted and supported the very
large number of objections that had been submitted to the Isle of Wight Councils
Licencing Department. Such concerns included the following:
• Anti-social behaviour.
• Previous issues with anti-social behaviour.
• Young children can be intimidated by ASB.
• The loud music heard late into the night from afar (IE The Strand).
• Disruptive gathering of patrons leading to piles of rubbish on the esplanade and
within harbour.
• Negative impact, impression, and disruption on harbour users.
• Broken glass left on public pavement.
• Noise and safety issues for residents.
• Dangerous location to have late night revellers and is not in the normal location
for security/police patrols. Therefore, lack of police presence.
• Concerns that the licence extension is for all week.
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Ryde Town Council had also in 2021 taken the lease for the Esplanade Eastern
Gardens and will take Freehold ownership of Ryde Harbour from April 2022. Ryde
Town Council also own the skate park near to the establishment.
Members, therefore, believed that Ryde Town Council had a vested interest in
seeing that what happened on the Esplanade is of a positive benefit to the area and
the community at large.
After a discussion, it was agreed that officers submit a strong objection of the
application which would be submitted to the Isle of Wight Council with all members
of the committee notified of the full submission and which would cover all areas of
the four licencing objectives.
RESOLVED:
THAT Ryde Town Council strongly objects to the application and that a
submission be made to the Isle of Wight Councils Licencing Department by
Officers, a copy of which would be sent to members of the committee,
outlining the reasons how the application does not support the four licencing
objectives (this would be brought back to members for ratification).
ii.
SUSA Plant Based Kitchen, 71 Union, Street, Ryde, PO33 2LN.
The proposed licensing objectives are:
• Recorded music Mon-Sun 09:00-23:00 hours
• Sale of alcohol on premises - Mon-Sun 11:00-23:00 hours
Members had no concerns regarding the submission. There had been no objections
from members of the public or any statutory bodies.
RESOLVED:
THAT Ryde Town Council raised no objection to the application
27/22
PROPOSED OFFER OF LOCAL COMMUNITY LAND AT WEST ACRE PARK
Members were advised that Westridge Village had agreed to work alongside Ryde
Town Council and other local community groups to deliver a community asset for the
use by residents at the West Acre Park development. The provision would be of up to 5
acres of land.
The offer was subject to all planning regulations and procedures being correctly applied
and any approval being confirmed.
Additionally, any acceptance of the proposal would also be subject to the confirmation
of the amount of land offered. It was therefore agreed that the offer should be
recommended to all members of Full Council.
It was also noted that a Working Group would need to be set up which would include
members of Ryde Town Council and local stakeholders to explore the possible use of
the land for the benefit of the community and how it can be managed.
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Members agreed that the setting up of such a group should be agreed by all members
of Full Council owing to the various areas which needed addressing such as facilities,
assets and any regeneration and environment considerations as well as any financial
implications.
RESOLVED:
THAT the Planning, Regeneration, and Environment Committee recommends to
all members of Full Council the following:
i.
THAT the offer from Westridge Village Limited of the provision of up to five
acres of land situated at West Acre Park to be referred to full Council for
consideration.
ii.
THAT a working group consisting of members and other stakeholders to be
agreed by Full Council be initiated in order to explore the possible use of
the land for the benefit of the community and how it can be managed.
Any offer would be subject to all planning regulations and procedures being
correctly applied and any approval being confirmed. Additionally, any acceptance
of the proposal would also be subject to the confirmation of the amount of land
offered.
28/22
PUBLIC REALM APPLICATIONS.
The following applications were considered.
i.
Millennium Green, Play Lane - Renovation and Renewal.
Members considered an application which requested funding to address urgent areas
of repair, renovation and refreshening of green space as well as addressing areas of
repairs and many other essential works to ensure the area is brought back into a
revitalised area for the public to enjoy.
The Millennium Green was established as one of several national breathing spaces
under the Countryside Initiative to mark the Millennium. It was now a well-established
wild woodland, butterfly meadow and pond area with walkways/paths and informal
seating and benefits the community greatly.
The costs would be as follows:
• Hard landscaping remediation and replacement - £1820
• Green Gym landscape maintenance - £750 (5 years’ ongoing support)
• Volunteer equipment - £585
Total grant requested - £3155
RESOLVED:
THAT the application be agreed.
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ii.
22 Advertising Flags from Eastern Esplanade to Entrance of Appley Park.
Members were asked to consider an application for the acquisition of 22 advertising
banners to be attached to Lamp Standards in an area on the Esplanade stretching
from the Monktonmead Pumping Station to the inshore Lifeboat station. Planning
consent had been obtained for the project from the Isle of Wight Council.
The proposed use for the banners would be to promote the outputs from the Creative
Biosphere program in liaison with Ryde Academy which aligns with the UNESCO
Biosphere remit.
The banners would only advertise local businesses in Ryde, and no chain businesses
would have access to the advertising.
The capital cost of the project would be £6,027.84.
Members were advised that as the amount being requested was over the spending
limit of the committee’s remit of £5,000, it would need to be recommended to Full
Council for approval.
Whist members would recommend the request, it was noted that consideration of
subsidising the cost of the project could be done by identifying any local businesses
who would be willing to contribute and that a full monitoring of all costs should be
carried out.
RESOLVED:
THAT the following be agreed:
a) THAT Ryde Town recommends to all members of Full Council the
acquisition of 22 Advertising Flags from Eastern Esplanade to the Entrance
of Appley Park.
However, it should be noted that the cost of the project could be subsidised
by identifying local business willing to commit to financially supporting the
project.
29/22
DATE AND TIME OF NEXT MEETING
RESOLVED:
THAT the next meeting being held on Tuesday, 15 March 2022 in the Methodist
Church, Garfield Road, Ryde at 7.00pm.
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