PAPER E
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)
89/20
APOLOGIES
Apologies were received from Cllr Adrian Axford and Cllr Charles Chapman
90/20
DECLARATIONS OF INTEREST
None declared
91/20
REQUESTS FOR DISPENSATIONS
None requested.
92/20
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.
96/20
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.
97/20
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.
98/20
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.
101/20
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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MINUTES OF RYDE TOWN COUNCIL’S EXTRA-ORDINARY PLANNING AND
REGENERATION COMMITTEE HELD ON TUESDAY 8 SEPTEMBER 2020 AT 2.00PM 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 Nancy Farrell, Cllr Michael Lilley, Cllr Phil
Jordan and Cllr Malcolm Ross (Part Time).
Also in Attendance: Jon Baker (Committees Coordinator) and Chris Turvey (Planning Clerk)
102/20
APOLOGIES
No apologies were received
103/20
DECLARATIONS OF INTEREST
None declared
104/20
REQUESTS FOR DISPENSATIONS
None requested.
105/20
PRESENTATION FROM THE DEVELOPER
The developers had declined to attend the meeting.
106/20
REPRESENTATIONS FROM MEMBERS OF THE PUBLIC
There were four members of the public who attended the meeting who conveyed their
representations with regard to the planning application. These were:
i.
Mr Mark Gaskin, a local resident, put forward his objections to the application
citing the loss of Westridge Dairy Farm as a main area of concern
Mr Gaskin advised the committee that it should take notice of the very strong level
of local objections to the application. He also stated that there had been a
dedicated website set up to provide a platform for local objections as well as a
Facebook page which had attracted many thousands of ‘likes’ for support.
ii.
Mr Nigel Holiday, a local resident and the tenant farmer for Westridge Farm told
the committee that his family were an established member of the Ryde
community who had farmed the land for many decades and should the application
be successful they would be forced to find an alternative place to live as well as
have to find a new way of life. The Island would also lose another dairy farm as
well as a large area of green space.
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iii.
Mrs Jenny Wade, a local resident advised the Committee that she had submitted
a number of objections to the Isle of Wight Council which included amongst many
issues, the loss of one of the few remaining dairy farms on the Isle of Wight, the
loss of green space along with its flora, fauna and wildlife habitat, the site being
outside the development envelope, an insufficient infrastructure plan to support it
and the impact of construction traffic.
She also expressed great concern around the application being submitted during
the Coronavirus pandemic denying local residents a public voice to object to it.
iv.
Mrs Christina Nicholson, a local resident also submitted a number of objections
to the Isle of Wight Council. These included a lack of engagement with the local
community from the developers, the loss of an historic serving Island dairy farm,
insufficient infrastructure to address the increase in traffic and an increase in
urbanization leaving no green space between Ryde and Nettlestone.
Issues around the loss of local wildlife and potential problems with flooding were
also cited as well as the proposed development being in contravention with SP1.
She also suggested that other brown field sites, already identified, should be
developed instead of West Acre Park, which was situated on a green field site.
107/20
REPRESENTATIONS FROM LOCAL WARD MEMBERS
The following two ward councillors put forward their representations to the committee
with regard to the planning application:
Cllr Henry Adams expressed his great disappointment that the developers had not
attended the meeting to address the concerns raised by the local community. He also
agreed with all the objections that had been lodged.
With regard to the proposed doctors’ surgery, Cllr Adams questioned how this would
attract additional doctors to the Island when there was already a significant shortage
of GP’s across the Island. He also expressed his concerns around the sufficient
provision of schooling that would be required as a result of the additional number of
residents moving into the area as well as there being more houses that could be
purchased as second homes for mainland residents.
Cllr Michael Lilley advised that he had submitted a large number of objections to the
Isle of Wight Council. These included:
• Issues around highway safety. The proposed development did not address
sufficiently the increase in traffic as well as the lack of pavements for
pedestrians leading to entrances from Appley Road and Bullen Road.
• The proposed development was not within the Settlement Border as outlined
in the 2012 Island Plan Core Strategy
• The development was contrary to The Island Plan SP5 (Environment) sections
5.184 and 5.185 as there would be a significant loss of green space and local
wildlife.
• Risk of flooding. The Island Plan stated the "The Council will expect
development proposals to reduce the overall and local risk of flooding on the
Island". The stated land within this natural countryside valley made up of
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sloping fields, hedgerows, woodland and a natural stream currently acted as
a natural prevention of flooding risk.
• Island Plan SP3 Economy and SP4 Tourism (in particular sections 5.158,
5.159, and 5.171). which stated "To reflect the special tourism offer of the Isle
of Wight, proposals for tourism related development should utilise the unique
characteristics of the historic and natural environments, without compromising
their integrity”.
• The COVID 19 pandemic had also deprived many members of the local
community to become fully engaged in the consultation process ahead of the
application being submitted and as such human rights were being infringed by
not allowing such engagement with local residents.
108/20
PLANNING APPLICATION
The following Planning Application was then considered by all members of the
committee:
Parish(es): Ryde Ward(s): Ryde East
Location: Land South of Appley Road, North of Bullen Road and East of Hope Road,
Ryde (West Acre Park)
Proposal: Demolition of agricultural buildings and the garage to No 125 Marlborough
Road; Proposed development consisting of 475 new dwellings (single and two storey
dwellings (inclusive of 35% affordable housing) and inclusive of the conversion of the
Coach House into pair of semi-detached dwellings; (leading to a net gain of 474
dwellings), single storey café and two storey doctors surgery and B1 office space
with associated site infrastructure (inclusive of roads, parking, photovoltaic pergolas,
garages, bin and bikes stores, below ground foul waste pump, electric substations,
surface water detention basins and swales, landscape and ecological mitigations and
net biodiversity enhancements); Proposed vehicular accesses off Bullen Road and
Appley Road; Proposed public open spaces, Suitable Alternative Natural
Greenspace and Allotments; Proposed three public rights of way; Proposed access,
parking and turning for No
125 Marlborough Road and associated highways
improvements
The Planning Clerk presented to the Committee a report which provided an overview
of the consultation process undertaken by Ryde Town Council.
Prior to the meeting, an information leaflet on how the local community could engage
with the Town Council with regard to the West Acre Park application was delivered to
some 2,000 households in the Ryde East Area.
As a result of the COVID 19 pandemic, restrictions had been placed on Ryde Town
Council with regard to holding physical Planning Committee meetings. As a result,
meetings had been held via the Zoom virtual meeting facility with live streaming via
YouTube for the public to observe. Plans for the Town Council’s first online
consultation event would include provision for public representation along the same
lines as are used by the Isle of Wight Council Planning Committee as requested and
agreed by members at RTC Planning Committee on 4 August 2020. Up to 15
members of the public would be permitted to attend the extra-ordinary meeting and
express their views on the application.
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Members of the public were also invited to submit their views via email to the Town
Council and the report provided an analysis of all the responses received. A total of
83 emails were received by the Planning Clerk and a breakdown of the most common
reasons for objection and in a small amount of cases, support, was outlined.
76 objected to the application whilst seven were in favour. The six main reasons for
objections were outlined as follows:
•
36 - Increase in traffic
•
25 - Insufficient infrastructure
•
23 - Housing numbers
•
17 - Ecological impact
•
17 - Loss of Green Space
•
16 - Loss of existing farm
With regard to support, the provision of affordable housing was cited as the main
reason with some also in favour of there being provision of green space on the site
as well as their being an adequate provision for cycling and walking. One supporter
also cited the provision of a GP surgery as being a positive aspect.
The Chair thanked the Planning Clerk for his report and Members then discussed the
application itself.
The committee acknowledged that the application was a significant one for Ryde that
would, if granted, change the nature of Ryde East significantly with large areas of
green land lost.
Whilst affordable housing was very an important issue for the Town, there needed to
be some clarification as to how affordable was interpreted and would the houses be
truly affordable to low income families. They also questioned whether those
affordable homes be offered to local residents as a priority as opposed to offering
homes to mainland residents. It was therefore suggested that should the application
be granted by the Isle of Wight Council, Ryde Town Council would request as a
condition, that local residents would be given priority with regard to acquiring any
affordable housing.
With regard to insufficient infrastructure, this not only related to the issues around
traffic management and the overall impact on the local area, but for the town as a
whole. It also included issues around the provision of medical and educational needs
for such a large increase in residents.
The issue around the development being outside the designated settlement boundary
as per the Island Plan Core Strategy was also discussed as well as settlement
coalescence with Nettlestone and Seaview, eroding the historic, natural environment
and countryside between the parishes of Ryde Town and Nettlestone / Seaview,
which was contrary to policy AAP2
Members also argued that the proposed development was contrary to the Town
Council’s 2018-19 Position Statement which clearly stated that any proposed housing
provided by approved planning applications and outline planning permissions has
provided or will provide sufficient housing needs in Ryde.
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The committee also considered that the proposed development discriminated against
older adults, children, those who do not drive and those with disabilities as it impeded
their human rights and independence owing to insufficient accessible public transport
in reasonable walking distance of all homes built on the site.
Finally the committee were of the opinion that the proposed development would be
located on land that was currently farmed by a tenant farmer. Members believed that
the loss of this farm would irreversibly change the character of the area and deprive
the farmer of his livelihood.
After a debate, members of the Planning, Environment and Regeneration Committee:
RESOLVED:
THAT Following an extensive public consultation on the application (see
attached report), members of Ryde Town Council Planning Committee have
asked the planning clerk to submit an objection to the proposed development
at West Acre Park on the following grounds:
i.
The proposed development is outside of the designated settlement
boundary as per the Island Plan Core Strategy and although in places it is
adjacent to the boundary insufficient attempt has been made to justify
building on an area which is, only in part, immediately outside the boundary
which is contrary to policy SP1.
ii.
The proposed development may, in the future, facilitate settlement
coalescence with Nettlestone and Seaview as the application erodes the
historic and natural environment and countryside between the parishes of
Ryde Town and Nettlestone and Seaview contrary to policy AAP2.
iii.
The proposed location is not supported by immediate adequate road
infrastructures, especially on Appley, Bullen and Marlborough road, and
takes no account of the impact of major increased vehicle movements in and
out of the development, in the immediate adjoining neighbourhoods, further
afield on major routes in, out and through Ryde and on the Town centre and
conurbation road network. Bullen Road, a development access road, is
unable to be pavemented creating a serious road safety risk.
iv.
The proposed development is contrary to the Position Statement (2018/19)
produced by Ryde Town Council which clearly states that proposed housing
provided by approved planning applications and outline planning
permissions has provided or will provide sufficient housing need in Ryde. It
is also contrary to SP5, SP4, DM13 and DM7 of the Island Core Strategy 2012
and contrary to sections 12-15 of the National Policy Framework. The
application does not prove housing need for Ryde and as there is existing
land in the immediate Ryde East and South Area for housing with full and
outline planning permission there is clearly a case of overdevelopment.
v.
The proposed development discriminates against older adults, children,
those who do not drive and those with disabilities as it impedes their human
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rights and independence of not providing accessible public transport in
reasonable walking distance of all homes built on the site.
vi.
The proposed development is to be located on land that is currently farmed
by a tenant farmer. Ryde Town Council believe that the loss of this farm will
irreversibly change the character of the area and deprive the farmer of his
livelihood. It is contrary to sections 118(b), 170 and 171 of the NPPF, which
emphasise the need to recognise 'the intrinsic character and beauty of the
countryside' and the important contribution that undeveloped land can
make, including protection of wildlife, flood mitigation and food production,
and advise that, 'where significant development of agricultural land is ..
necessary, areas of poorer quality land should be preferred to those of a
higher quality'. The impact of Covid-19 has emphasised the importance of
these points.
vii.
The proposed development could overload the sewage system in the area
and cause sewage capacity problems down the line.
viii.
The proposed development includes a GP surgery and the committee
consider that, due to public transport inadequacies in the area, it is on an
inappropriate site. It also replicates planned GP surgeries on two other
nearby proposed developments and creates 'over provision' of health
facilities that cannot be met.
ix.
The Environment Agency have highlighted the lack of an acceptable flood
risk assessment given that the development falls within a flood zone. Ryde
Town Council support their objection on these grounds.
Members also:
a) Resolved that, should permission be granted, Ryde Town Council would
insist that the recommendations contained in the comment by
Hampshire Constabulary's Crime and Disorder Office, be adopted by the
developer.
b) While noting the importance of affordable housing, resolved that, should
permission be granted, Ryde Town Council would insist that a
commitment is made by the developer to only offer the affordable homes
to Island residents.
A name vote was requested and the results were as follows:
Against the Application
- 7 (Cllr Adams, Cllr Axford, Cllr Chapman, Cllr Conyers, Cllr
Farrell, Cllr Jordan and Cllr Lilley)
For the Application - 0
Abstention - 0
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MINUTES OF RYDE TOWN COUNCIL’S PLANNING, ENVIRONMENT AND
REGENERATION COMMITTEE HELD ON TUESDAY 15 SEPTEMBER 2020 AT 7.00PM
VIA THE ZOOM VIDEO MEETING FACILITY AND STREAMED LIVE VIA YOUTUBE
Members Present:
Cllr Diana Conyers (Chair), Cllr Henry Adams, Cllr Adrian Axford, Cllr
Phil Jordan and Cllr Malcolm Ross
Also in Attendance: Jon Baker (Committees Coordinator) and Chris Turvey (Planning Clerk)
109/20
APOLOGIES
Apologies were received from Cllr Michael Lilley
110/20
DECLARATIONS OF INTEREST
None declared
111/20
REQUESTS FOR DISPENSATIONS
None requested.
112/20
MINUTES
The minutes to the previous meeting held on 25 August 2020 were reviewed.
With regard to the request from Wessex Cancer Trust for Ryde Town Council to lobby
the Isle of Wight Council with regard to requesting some free parking spaces at the
Quay Long stay Car Park for patients travelling to Queen Alexandra Hospital in
Portsmouth, it was noted that an email had been received from the Isle of Wight
Council declining the request. The email would be circulated to all members of the
Committee following the meeting.
Regarding the Ryde Place Pan Review and the two Annexes, these would be
presented to the next meeting of Full Council merely for noting, since the Committee
now has delegated powers to approve such revisions.
RESOLVED:
THAT the Minutes of the meeting held on 25 August 2020 were approved as a
true and accurate record and would be signed off by the Chair following the
meeting.
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113/20
MEMBER QUESTIONS
Cllr Phil Jordan asked if the Planning Committee could resubmit comments with
regard to the Nicholson Road planning applications that were considered at the
meeting on 4 August 2020.
At that meeting, the committee raised no objections subject to there being no
concerns raised by Island Roads in their subsequent report. However, the report did
raise several areas of concern and as a result they recommended refusal.
On this basis, members agreed to resubmit the Town Council comments in objecting
to the application based on the concerns raised by Island Roads.
Cllr Jordan also agreed to represent the Town Council at the Isle of Wight Council’s
Planning Committee on 22 September 2020 in order to raise objections.
It was also noted that there had been several concerns raised about the safety of the
railway bridge on Smallbrook Lane and whether it would be able to manage the
increased traffic as a result of the Nicholson Road application being agreed and
developed. It was noted that the Isle of Wight Council would be approached about
this in order to gain some clarification
114/20
PLANNING APPLICATIONS
The following Planning Applications were then considered by all members of the
committee:
i.
Parish(es): Ryde Ward(s): Binstead And Fishbourne
Location: Macquarrie, Quarr Road, Binstead, PO33 4EL
Proposal: Retention of fencing and gates
Members were advised that as the location of the fencing and gates was
situated in an Area of Outstanding Natural Beauty (AONB), the local AONB unit
had issued a comment stating their objection to the retrospective application
and requested its refusal.
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 Area
of Outstanding Natural Beauty (AONB)
ii.
Parish(es): Ryde Ward(s): Ryde East
Location: Walled Garden, Bullen Road, Ryde
Proposal: Proposed extension, alterations and conversion of agricultural
building to form a single residential dwelling.
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There was some discussion on whether the site falls outside the settlement
boundary. Two previous applications to replace the adjacent greenhouse with
residential had failed because they fell outside the settlement boundary.
It was noted that there had been five objections received from local residents to
date and two in support. Island Roads had also recommended conditional
approval.
RESOLVED:
THAT Ryde Town Council objects to the application for the following
reason:
• The site has an existing Class Q permission for a smaller development
occupying the footprint of the existing farm buildings. This scheme
seeks to enlarge that building footprint and height by around a third.
This will not be covered by Class Q.
• The developer believes that because he has an existing residential
approval on the original site as his fallback position this larger
development should be allowed. When evaluating Class Q
applications it is not necessary to consider such things as settlement
boundaries and other normal material planning considerations. it is
just a case of whether the proposal meets the criteria for Class Q or
not.
• For comparison, 2 applications to replace the adjacent greenhouse
with residential have failed because they were outside of the
settlement boundary.
iii.
Parish(es): Ryde Ward(s): Binstead And Fishbourne
Location: Old Wychwood, Quarr Hill, Binstead, Ryde, PO33 4EH
Proposal: Proposed construction of new bungalow with parking.
Members were advised that the bungalow could be constructed over the root
protection areas of the surrounding trees. Should it be the case that there would
be no incursion on the tree roots, then members would be happy to approve.
RESOLVED:
THAT Ryde Town Council raised no objection to the application Ryde
Town Council support this application subject to the confirmation by way
of a tree report that no trees will be adversely affected by the proposed
dwelling.
iv.
Parish(es): Havenstreet And Ashey
Ward(s): Havenstreet, Ashey And Haylands
Location: Land Between 107 And 117, Newnham Road, Binstead
Proposal: Construction of 5 detached dwellings with garages and associated
access and parking
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Whilst the site in question was not within Ryde Town Councils area, but instead
within the boundary of Havenstreet and Ashey Parish Council, members noted
that there had been objections raised from two residents in Binstead raising
concerns to the loss of green space next to the boundary. A report from Island
Roads raised no concerns
Members noted that whilst some hedging would be removed to provide access
to the site, there would be no major effects to the surrounding trees which was
confirmed in the tree report.
Whilst members wished to note the objections from Binstead residents, they
agreed that Havenstreet and Ashey Parish Council should make a decision on
what recommendations they would submit as it was within their remit.
Members therefore agreed to submit no comments on this application.
The following applications were considered under delegated powers by the Chair and
Planning Clerk:
i.
Parish(es): Ryde Ward(s): Ryde North West,
Location: 70 Union Street Ryde, PO33 2LN
Proposal: Conversion of first floor room to self-contained studio flat
ii.
Parish(es): Ryde Ward(s): Ryde North West
Location: 70 Union Street, Ryde, PO33 2LN
Proposal: Listed Building Consent for conversion of first floor room to self-
contained studio flat
iii.
Parish(es): Ryde Ward(s): Ryde North East
Location: 10 Vernon Square, Ryde, PO33 2JG
Proposal: Replacement bay windows on front elevation
iv.
Parish(es): Ryde Ward(s): Ryde North East
Location: 11 East Street, Ryde, PO33 1JP
Proposal: Continued use of property as community arts centre
and
cafe;
including two artist studios; exhibition gallery and community gallery
v.
Parish(es): Ryde
Ward(s): Ryde North East
Location: 11 East Street, Ryde, PO33 1JP
Proposal: Non-illuminated projecting sign and 2 fascia signs
vi.
Parish(es): Ryde
Ward(s): Ryde North West
Location: 13 Esplanade, Ryde, PO33 2DY
Proposal: Change of use of ground floor retail unit from A1 to A3/A5
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vii.
Parish(es): Ryde
Ward(s): Ryde North West
Location: 13 Esplanade, Ryde, PO33 2DY
Proposal: Listed Building Consent for alterations required in relation to change
of use from A1 to A3/A5
viii.
Parish(es): Ryde
Ward(s): Ryde North East
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
RESOLVED:
THAT Ryde Town Council raised no objection to the above eight applications.
115/20
DECISIONS TAKEN BY THE ISLE OF WIGHT COUNCIL AND APPEAL LODGED
Members noted the following appeal decisions.
1. PLANNING DECISIONS
a) APPLICATIONS APPROVED
i.
Location: 12 Westwood Road, Ryde, PO33 3BJ
Proposal: Demolition of existing rear extension; proposed alterations and
single storey rear extension
Parish: Ryde Ward: Ryde North West
Decision Date: 17/08/2020
Ryde Town Council raised no objection to the application
ii.
Location: Oakfield C of E Primary School, Appley Road, Ryde, PO33 1NE
Proposal: Three proposed artificial grass areas (readvertised application)
Parish: Ryde Ward: Ryde North East
Decision Date: 19/08/2020
Ryde Town Council raised no objection to the application
iii.
Location: 5 Buckingham Villa, Buckingham Close, Ryde, PO33 2DW
Proposal: Listed Building Consent for internal renovations; replacement
windows; replacement doors; replacement rooflights and 1 additional rooflight
Parish: Ryde Ward: Ryde North West
Decision Date: 21/08/2020
Ryde Town Council raised no objection to the application
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iv.
Location: 31A West Street, Ryde, PO33 2QQ
Proposal: Lawful Development Certificate for alterations and continued use of
building as two flats
Parish: Ryde Ward: Ryde North West
Decision Date: 24/08/2020
Ryde Town Council raised no objection to the application
v.
Location: 28 West Hill Road Ryde, PO33 1LQ
Proposal: The 2 holm oak trees situated as detailed in the application are to
have the crowns reduced by 30%The 2 sycamore trees situated as detailed in
the application is to have the crowns reduced by 30%
Parish: Ryde Ward: Ryde North East
Decision Date: 26/08/2020
vi.
Location: 28 West Hill Road, Ryde, PO33 1LQ
Proposal: The two holm oak trees situated as detailed in the application are to
be pollarded to the height of the previous pollard points.
Parish: Ryde Ward: Ryde North East
Decision Date: 26/08/2020
Ryde Town Council raised no objection to the application
vii.
Location: Grace's Bakery 178 High Street, Ryde, PO33 2HW
Proposal: Creation of new access point into Victoria Street car park (revised
plans)(revised description)
Parish: Ryde Ward: Ryde North West
Decision Date: 26/08/2020
Ryde Town Council raised no objection to the application
viii.
Location: 2 Ampthill Road, Ryde, PO33 1LJ
Proposal: T1; Holm oak situated as detailed in the application - Crown raised
by 0.5 of a metre to achieve a crown clearance all round of no greater than 4.5
metres above ground level. Where the crown is already higher than this height
it is not to be raised. The canopy is to be reduced by up to 1 metre from the
branch tip. All reductions are to be to strong growth points that are at least one
third the diameter of the adjacent pruning point.
Parish: Ryde Ward: Ryde North East
Decision Date: 28/08/2020
Ryde Town Council raised no objection to the application
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ix.
Location: Flat 1 Lind House 14 - 15 Lind Street, Ryde, PO33 2NQ
Proposal: Listed Building Consent for proposed erection of a timber and
plasterboard stud wall with doorway to partition a section of the lounge and
create a separate study.
Parish: Ryde Ward: Ryde North West
Decision Date: 28/08/2020
Ryde Town Council raised no objection to the application
x.
Location: 3 Coniston Drive Ryde, PO33 3AE
Proposal: T1; Oak tree situated as detailed in the application - felled to near
ground level.
Parish: Ryde Ward: Ryde North West
Decision Date: 28/08/2020
Ryde Town Council raised no objection to the application
xi.
Location: 4 Wykeham Close Binstead Ryde Isle of Wight PO33 3ST
Proposal: Proposed extension on front elevation (revised plans)
Parish: Ryde Ward: Binstead And Fishbourne
Decision Date: 03/09/2020
Ryde Town Council raised no objection to the application
xii.
Location: 46 Mitchells Road Ryde Isle of Wight PO33 3JA
Proposal: Proposed extension
Parish: Ryde Ward: Havenstreet, Ashey And Haylands
Decision Date: 04/09/2020
Ryde Town Council raised no objection to the application
b) APPLICATIONS REFUSED
Location: Seagull Cottage, Church Road, Binstead, PO33 3SY
Proposal: Removal of condition 2 on TCP/224141A (P/00232/99) to allow the
property to be used as full time residential accommodation
Decision Date: 21/08/2020
Parish: Ryde Ward: Binstead And Fishbourne
Ryde Town Council raised no objection to the application
Location: 70 St Johns Hill, Ryde, PO33 1ES
Proposal: Formation of vehicular access to include dropped kerb
Decision Date: 01/09/2020
Parish: Ryde Ward: Ryde East
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Ryde Town Council objected to the application on the grounds of safety as
outlined by Island Roads in their submitted representations
Location: 3A Nelson Crescent, Ryde, PO33 3QN
Proposal: Proposed removal of existing roof; replacement roof extension to
provide additional living accommodation; rear extension (revised scheme)
Decision Date: 03/09/2020
Parish: Ryde Ward: Ryde West
Ryde Town Council raised no objection to the application
RESOLVED:
THAT the decisions taken by the Isle of Wight Council since the last Ryde Town
Council Planning Committee meeting be noted.
116/20
LICENCING APPLICATIONS
The Committee considered the following Licencing Applications:
i.
Application for a Premises Licence - Rocket Ronnie’s Pool Hall, 12 Esplanade,
It was noted that there were no objections raised from any local residents or
mandatory consultees. Members were also pleased that the premises were being
used for leisure purposes.
RESOLVED:
THAT Ryde Town Council raised no objection to the application.
ii.
Application for a Pavement Licence for The Royal Esplanade Hotel,
16
Esplanade, Ryde Ref 20/00723
Whilst members made no objections, it was noted that the deadline for submitting
comments for this application had expired on 8 September 2020
iii.
Application for a Pavement Licence for Chocolate Apothecary, 7 Esplanade,
Ryde Ref 20/00725
Whilst members made no objections, it was noted that the deadline for submitting
comments for this application had expired on 8 September 2020
iv.
Application for: Street Trading Consent Renewal for Ryde Farmers Market,
RESOLVED:
THAT Ryde Town Council raised no objection to the application.
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v. Application for a Pavement Licence for The King Lud, 2 Esplanade, Ryde Ref
RESOLVED:
THAT Ryde Town Council raised no objection to the application.
117/20
PUBLIC REALM UPDATE - FIVEWAYS SHELTER
The committee noted that the Fiveways Shelter works was now being instigated and
members were pleased to note that this was finally being addressed.
With regard to Coronation Gardens, works should also commence soon.
118/20
RYDE REGENERATION WORKING GROUP UPDATE
The Chair of the RRWG advised members that at the meeting held on 14 September
2020, the Working Group had discussed a number of issues.
These included the possible acquisition of St Thomas’s Church and Ryde Theatre as
well as the ongoing issues surrounding the Nicholson Road industrial site and West
Acre Park development.
There was also a discussion regarding the funding bid for Ryde Interchange, which
was a Transport Infrastructure Fund being turned down, but a request was made to
re-bid at £10m as opposed to around the original £15-16m and an announcement on
this was imminent.
Finally, the newly appointed Project Manager of the High Street Heritage Action Zone
(HSHAZ) would be asked to attend the next Working Group Meeting to update on any
HSHAZ progress.
119/20 PLANNING WHITE PAPER AND CHANGES TO CURRENT PLANNING
LEGISLATION - PROPOSED RESPONSE FROM RYDE TOWN COUNCIL
The Chair advised that the Isle of Wight Association of Local Councils (IWALC) had
already submitted comments on the proposed Changes to the Current Planning
System via NALC and is now requesting comments on the White Paper.
Members discussed a draft response prepared by the Chair and circulated to
members in advance.
Members noted that the Isle of Wight MP was also preparing comments on the
proposals.
After discussion the committee:
RESOLVED:
THAT the proposed response prepared by the Chair would be submitted to
IWALC as the response to the Government White Paper ‘Planning for The
Future’ from Ryde Town Council.
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120/20
HIGH STREET HERITAGE ACTION ZONE (HSZAZ) UPDATE
The Chair of the HSHAZ Steering Group advised that progress continued with the
Community Arts Project, with input from local young people and with artists now
commissioned.
The acquisition of the former British Heart Foundation shop in the High Street at a
Peppercorn rent was nearly complete and the facility would soon be used a HSHAZ
centre.
121/20
NAMING OF NICHOLSON ROAD PUBLIC GREEN SPACE
Following a survey from Gift for Nature, a shortlist of two had been selected for the
naming of the Green Space at the rear of Nicholson Road (donated to Ryde Town
Council from the Isle of Wight Council).
These were Rosemary Fields and Smallbrook Fields. Members noted that Rosemary
Fields had been allocated the most votes and were happy to endorse this.
RESOLVED:
THAT the name given to the 15 acre green space at the rear of Nicholson Road
will be Rosemary Fields.
122/20
DATE OF NEXT MEETING
There was some discussion around start times of meetings whilst they continued to
be held remotely on Zoom due to the Covid 19 Pandemic. Members were of the
opinion that with staff having to rely on home internet services as opposed to the use
of more reliable office provision in order to hold and stream meetings live, an earlier
time could be considered that would be more suitable.
It was agreed that no time would be confirmed for the next meeting on 6 October
2020. A discussion would take place outside the meeting before the publication of the
next agenda and papers on 30 September 2020 in order to set a start time.
RESOLVED:
THAT the next meeting of the Planning and Regeneration Committee will be
held on Tuesday, 6 October 2020 via the Zoom Video meeting facility, at a time
to be confirmed.
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