MINUTES OF RYDE TOWN COUNCIL’S
PLACE, NEIGHBOURHOOD AND PLANNING COMMITTEE HELD ON TUESDAY, 11 JULY 2023 AT 7.00PM
IN GEORGE STREET CENTRE, RYDE BAPTIST CHURCH, RYDE.
Members Present: Cllr Simon Cooke (Chair), Cllr Diana Conyers, Cllr Jess Higgins, Cllr Jo Elliott, Cllr Malcolm Ross, and Cllr Jenna Sabine
Also in Attendance: Jon Baker (Committees and Place Plan Coordinator) and Chris Turvey (Place, Neighbourhood and Planning Officer).
2 Members of The Public
PUBLIC QUESTIONS
DRAFT
A question was asked regarding the status of the external staircase at the Lifeguard station situated at Ryde Beach opposite the Canoe Lake, and it was noted that the completed permanent staircase should be ready to replace the temporary structure within the next two weeks.
Apologies were received from Cllr Tom Hanley and Cllr Richard May
None received.
None requested.
The minutes to the previous meeting held on 19 June 2023 were reviewed.
RESOLVED:
Cllr Conyers asked what the current status was around the issue of enforcement actions in Ryde from the Isle of Wight Council.
It was noted that there had been numerous attempts to contact the IWC’s Planning Officers to meet and discuss the issues and look at identifying solutions, but to date there had been no response.
One of the main areas of concern was that there was no action being taken around the Royal York Hotel, which continues to be a source of local objections.
It was agreed that the Place, Neighbourhood and Planning Officer would contact the IWC’s Planning Department to enquire whether one of their officers and / or the IWC’s Conservation Officer could attend the next meeting in September to address concerns.
Cllr Sabine asked when the proposed artwork would be carried out to cover the railings in front of Vectis Hall with art in order to make the frontage look more visually appealing start.
It was noted that there had been no record of the proposals, but it would be raised at the inaugural meeting of the internal Community Projects Task Force on 13 July 2023.
The following planning applications were considered by the committee:
DRAFT
Parish(es): Ryde Ward(s): Ryde North West Location: 37 High Street, Ryde, PO33 2HT
Proposal: Proposed change of use of part of ground floor from commercial to form 1 residential unit to include 2 new windows and 3 new rooflights, replacement of all existing windows with UPVC.
Members were advised that the application was for a change of use for part of the ground floor of the existing shop into residential homes. The property was located within the Ryde High Street Heritage Action Zone (HSHAZ) and any alterations would be subject to the Shop Front Design Code Statutory Planning Document (SPD) for Ryde. Members noted that the SPD had not been referred to in the application and as such was not in compliance for several reasons including the use of UPVC window frames.
In addition, the retail area which would remain as a result of the proposed application would only cover 32 percent of the current ground floor area, which could be insufficient to support a sustainable retail business.
Owing to the HSHAZ, the whole of the lower High Street had been awarded grants totalling £1.7million to reinvigorate the area with improvements to the public realm, shop fronts and pedestrianisation, which would release the street area during the day for ‘Al Fresco’ dining, refreshments etc. The opportunities for business are enhanced and no residential proposals should be allowed on the ground floor within the HSHAZ. There was, however, strong support in the area for residential use on the upper floors.
There had been one objection from a member of the public, who had concerns over the proposed installation of UPVC Window Frames, inadequate waste storage provision and a request for the retention of anti-bird spikes.
There was some discussion around the issue of the size of commercial space where some believed whilst the proposed space was smaller, it could still be a viable business for someone. However, others felt the loss of retail was too great.
The matter of the installation of UPVC window frames was however a concern to all as it would set a precedent for other properties within the area.
After a proposal, seconder, and vote via a show of hands, the following was:
RESOLVED:
DRAFT
Parish(es): Ryde Ward(s): Ryde North West Location: 18 Newport Street, Ryde, PO33 2QB
Proposal: Demolition of disused workshop building and the construction of a terrace of three townhouses (readvertised application).
The committee were reminded that the application had been submitted as a result of observations made previously on the original application (which was considered by members at the meeting on 19 June 2023) with the changes sought to address the comments made on the IWC’s planning website.
The number of bedrooms had been reduced from three to two and waste storage had since been identified. Cycle storage however had not been provided although there was sufficient space on the site to accommodate it.
The other main change was that on-site parking had been removed from the scheme, which appeared to be an acceptable change for Island Roads although not necessarily the correct way forward and members agreed that the applicant should have carried out a Parking Provision Assessment to prove beyond doubt that the area could manage without the on-site spaces.
The issue of solar panels in this area was also seen as not acceptable unless they were of a type which blended into the rest of the roof, thus minimising the impact that these out of character features would have, such as photovoltaic panels which are the shape and colour of slate tiles and would be more aesthetically pleasing.
There had been no further objections raised by members of the public since the application had been readvertised, and whilst Island Roads had not objected, they did request conditions regarding storm water run-off. Environmental Health had raised no concerns.
Members agreed that it seemed inexplicable that Island Roads had seemingly made a U-turn on their original objection and believed that unless a credible Parking Provision Assessment which could prove there was no need for parking, their original objection should remain. They also agreed that the use of more sympathetic solar panels on the roof that replicate the look of slate roof tiles should be used.
After a proposal, seconder, and vote via a show of hands, the following was:
RESOLVED:
Parish(es): Ryde Ward(s): Haylands And Swanmore Location: Land Between 61 And 63, Bettesworth Road, Ryde Proposal: Pair of semi-detached dwellings.
The committee were advised that Island Roads recommend refusal on the basis the site does not provide adequate parking provisions, secure and undercover cycle spaces, and waste bin storage.
DRAFT
A Parking Provision Assessment had been provided but it was inadequate to justify the removal of parking on the site. The collected data was only taken on one day and did not indicate at what time of day it was taken. This could give a false picture as to parking availability in the area.
Should the local authority be minded to grant the application, the development should ensure that there would be no increase in storm water run-off from the site. In addition, there should be an agreement to pay contributions to the Solent Special Protection Area (SPA).
After a proposal, seconder, and vote via a show of hands, the following was:
RESOLVED:
The following planning applications were considered under delegated powers by the Chair and the Place and Neighbourhoods Officer, and they proposed no objections:
Application No: 23/00730/HOU (Listed Building Consent No 23/00731/LBC) Parish(es): Ryde Ward(s): Ryde Monktonmead
Location: Olinda House, 1 Trinity Street, Ryde, PO33 2AS
Proposal: Proposed removal and re-building of section of boundary wall along Trinity Road & Bellevue Road.
Parish(es): Ryde Ward(s): Ryde North West Location: 85 West Street, Ryde, PO33 2NW
Proposal: Listed Building Consent for demolition of wall and removal of toilet on first floor.
Parish(es): Ryde Ward(s): Ryde North West Location: Ryde Pier, Esplanade, Ryde, PO33 2HE
Proposal: Listed Building Consent for installation of safety signage and lifebuoys.
Parish(es): Ryde Ward(s): Ryde West
Location: 4 Ringwood Road, Binstead, Ryde, PO33 3NU Proposal: Formation of vehicular access and hardstanding.
Parish(es): Ryde Ward(s): Ryde Appley And Elmfield Location: Praesmowr, 5 Royal Walk, Ryde, PO33 1NL
Proposal: Proposed cladding to side elevations and replacement cladding on front elevation.
Application No: 23/01009/CLEUD
Parish(es): Ryde Ward(s): Ryde North West
Location: Land at Palmer House & Nelson Mansions off Castle Street, Ryde. Proposal: Lawful Development Certificate to establish compliance with condition no.1 on P/00287/18 to confirm a legal commencement of works for this development.
Parish(es): Ryde Ward(s): Ryde South East Location: Unit 1A, Nicholson Road, Ryde, PO331BQ
Proposal: Proposed detached building to provide additional office accommodation.
Parish(es): Ryde Ward(s): Binstead and Fishbourne Location: 32 Brookfield Gardens, Ryde, PO33 3NP
Proposal: Demolition of shed; proposed single storey side extension.
RESOLVED:
Parish(es): Ryde Ward(s): Ryde Monktonmead
Location: Ryde Youth And Community Centre, 7 High Street, Ryde, PO33 2SZ Proposal: Change of use from D1 to E(e) for provision of medical/health services.
Whilst members had no objection to the planning application, they did believe that a request be made from Ryde Town Council that the practice provides NHS dental care.
After a proposal, seconder, and vote via a show of hands, the following was:
RESOLVED:
DRAFT
Members noted the following decisions taken by the IWC’s Planning Department:
PLANNING APPLICATION DECISIONS
APPLICATIONS APPROVED
Location: 1 West Street, Ryde, PO33 2NX Proposal: Proposed external alterations to finishes Parish: Ryde Ward: Ryde North West
Decision Date: 12/06/2023
Ryde Town Council raised no objection to this application.
Location: 81 St Johns Road, Ryde, PO33 2RP
Proposal: Proposed single storey rear extension; alterations to front bay window; conversion of shed to utility room.
Parish: Ryde Ward: Ryde Monktonmead Decision Date: 12/06/2023
Ryde Town Council raised no objection to this application.
Application No: 23/00688/HOU
Location: 63 Spencer Road, Ryde, PO33 3AF
Proposal: Single storey extension on front elevation and two storey extension on rear elevation; proposed addition of windows to the side elevation at first floor level
Parish: Ryde Ward: Ryde North West Decision Date: 13/06/2023
Ryde Town Council raised no objection to this application.
Location: 9 Wykeham Close, Binstead, Ryde, PO33 3ST Proposal: Proposed single storey rear extension
Parish: Ryde Ward: Binstead And Fishbourne Decision Date: 14/06/2023
Ryde Town Council raised no objection to this application.
Application No: 23/00716/14JPA
Location: Ryde Academy, Pell Lane, Ryde, PO33 3LN
Proposal: Prior approval for solar panels on flat roofs facing south. Parish: Ryde Ward: Ryde West
Decision Date: 15/06/2023
Ryde Town Council raised no objection to this application.
Location: 38 Union Street, Ryde, PO33 2LJ
Proposal: LBC for works in connection with the removal of modern counters inside.
DRAFT
Parish: Ryde Ward: Ryde North West Decision Date: 16/06/2023
Ryde Town Council raised no objection to this application.
Location: Walled Garden, Bullen Road, Ryde, PO33 1FA
Proposal: Demolition of agricultural building; Construction of a single storey dwelling (revised scheme)
Parish: Ryde Ward: Ryde Appley and Elmfield Decision Date: 19/06/2023
Ryde Town Council objected to the application on the following grounds:
That the proposed revised building, with its sprawling appearance, is out of scale to the site on which it will sit contrary to policy DM2.
The proposed brickwork and large glazed panels do not compliment the heritage style of the existing surroundings contrary to policy DM2.
The Class Q permitted development which was confirmed on the original footprint of the old agricultural building has become a key to unlocking the ability to have a much larger more obtrusive building on the site. Ryde Town Council believe that this is not an appropriate development for a site of this nature and sensitivity.
There is no provision for cycle storage contrary to the Guidelines for Parking Provision as Part of New Developments SPD.
There is no provision for waste recycling and storage contrary to the Guidelines for Recycling and Refuse Storage in New Development SPD.
The development, as approved and proposed is outside of the settlement boundary by a significant margin.
There is no provision within the application for contribution to the Solent SPA.
There is no provision towards affordable housing contributions contrary to the Affordable Housing Contributions SPD (This could be around
£27,000).
Location: Land Between 24a/24b, Bellevue Road & East Street, Ryde, PO33 2AR.
Proposal: Variation of condition 2 on 19/00156/RVC to allow alterations to include change of material from brick to decorated render at ground and first floor levels, removal of decorative string course, increase in fascia depth and soffit width, lift window sills on south elevation, replacement of 2 sets of bi-fold doors with French doors at lower ground floor level on north elevation, replacement of 2 French doors with bi-fold doors at ground floor level on north elevation, removal of privacy screens on north, west and east elevations, removal of lower ground floor window on east elevation, reduction in width and change to high level window at ground floor level on east elevation, new door at lower ground floor level on east elevation, alterations to size of ground floor window on east elevation, increase in bargeboard projection/overhang on north elevation, removal of first floor window on west elevation
DRAFT
Parish: Ryde Ward: Ryde Monktonmead Decision Date: 20/06/2023
Ryde Town Council raised no objection to this application.
Location: Flat 1, 34, St Thomas Street Ryde, PO33 2DL
Proposal: Change of window openings at ground floor level on front elevation Parish: Ryde Ward: Ryde North West
Decision Date: 21/06/2023
Ryde Town Council raised no objection to this application.
Application No: 23/00735/FUL (LBC Application No 23/00736/LBC) Location: 85 West Street, Ryde, PO33 2NW
Proposal: Alterations to include changes to railings around basement windows, replacement side and front gates, removal of gravel at front and replacement block paving, repainting of building
Parish: Ryde Ward: Ryde North West Decision Date: 21/06/2023
Ryde Town Council raised no objection to this application.
Location: 47 Colenutts Road, Ryde, PO33 3HT Proposal: Replacement single storey rear extension Parish: Ryde Ward: Haylands and Swanmore Decision Date: 21/06/2023
Location: 3 To 6 Roundhouse Mews, George Street, Ryde, PO33 2JD Proposal: Replacement windows
Parish: Ryde Ward: Ryde North West Decision Date: 22/06/2023
Ryde Town Council raised no objection to this application.
Location: Haylands Manor, Corbett Road, Ryde, PO33 3LF
Proposal: Listed Building Consent for proposed solar panels to roof and new conservation roof light.
Parish: Ryde Ward: Haylands and Swanmore Decision Date: 26/06/2023
Ryde Town Council raised no objection to this application.
Application No: 23/00795/HOU (LBC No: 23/00637/LBC) Location: Haylands Manor, Corbett Road, Ryde, PO33 3LF
Proposal: installation of Solar Panels to roof and new conservation roof light. Parish: Ryde Ward: Haylands and Swanmore
Decision Date: 26/06/2023
Ryde Town Council raised no objection to these applications.
DRAFT
Location: Natwest Bank St Thomas Square, Ryde, PO33 2PL
Proposal: Removal of existing external signage, one night safe and one ATM and infill with material to match the existing elevation.
Parish: Ryde Ward: Ryde North West Decision Date: 27/06/2023
Ryde Town Council raised no objection to these applications.
Location: Aldermoor Farm, Upton Road, Ryde, PO33 3LA
Proposal: Demolition of barns; construction of single dwelling on Unit 3 (revised plans)
Parish: Ryde Ward: Haylands and Swanmore Decision Date: 28/06/2023
Ryde Town Council raises no objection to the application, subject to the following:
The requirements of Island Roads being met, and payments in respect of the Solent SPA are made.
There should be no increase in surface water runoff.
Location: Little Swaylands, Swaylands Close, Ryde, PO33 1FA Proposal: Proposed detached outbuilding
Parish: Ryde Ward: Ryde Appley and Elmfield Decision Date: 29/06/2023
Location: 21 Adelaide Place, Ryde, PO33 3DJ
Proposal: Proposed single storey side extension (revised scheme) Parish: Ryde Ward: Ryde West
Decision Date: 29/06/2023
Ryde Town Council raised no objection to this application.
APPLICATIONS APPROVED
None.
Members noted the appeal decision by the planning inspector appointed by the Secretary of State.
It was also noted that members were extremely concerned that development on the site had begun before the application decision had been made by the Planning Authority.
The Place, Neighbourhood and Planning Officer would contact the IWC on what actions would be taken next on the development.
DRAFT
The Committee looked at the two SPD’s which had been releases for consultation. The closing date for the consultation was 28 July 2023.
Both SPDs referenced the Island Core Plan 2012 as this was the current relevant planning control document (albeit out of date). The new Island Planning Strategy (IPS) was still in draft form and awaiting approval. If the draft Housing Affordability SPD is adopted, it would have to be revised along with the affordable housing contributions to comply with the new IPS. This could happen within the next year and members believed it should be in place before any further SPD’s are adopted.
It was suggested that a better way of reviewing the document, given its potential lack of longevity, would be to reference the existing draft Island Planning Strategy and incorporate the proposed Housing Affordability SPD and the soon to be revised Affordable Housing Contributions SPD into one document which could be titled the Housing Contributions and Affordability SPD, providing everything a developer or affordable housing provider would need to know contained in one document, reducing the any confusion. This new SPD should also include details of how any income generated from off-site affordable housing provision would be administered and the details of such payments should be available to Town and Parish Councils.
The Place, Neighbourhood and Planning Officer would submit these comments and suggestions to the IWC as Ryde Town Councils contribution to the consultation process and the Vice Chair would also send to officers a list of inconsistencies that was identified within the draft Housing Affordability SPD.
The committee reviewed a draft document that had been put out to consultation to seek views on simplifying the original document from 2015.
The committee felt that by and large the document was satisfactory but noted that there was no reference in the SCI to Position Statements (which Ryde would like to be adopted as an SPD by the IWC) or The Ryde Place Plan and that this could be mentioned in the consultation.
Members discussed their concerns over the continued use by the IWC of Glyphosate- Based Herbicides for the control of pavement and roadside weeds.
Following a discussion where Ventnor Town Councils objections on the use of Glyphosate were noted, members agreed that further facts and information around the product should be gained before any comments are sent to the IWC.
It was therefore agreed that this item would return for further discussion at the next meeting.
DRAFT
There were no applications to consider.
Owing to the Town Councils decision made at Annual Council on 15 May 2023 to keep the month of August free of all public facing meetings, it was necessary for members of the Committee to agree to grant delegated authority to the Place Neighbourhood and Planning Officer and Committees Coordinator in consultation with the Chair and Vice Chair, to make any decisions with regard to planning and licencing applications between the end of the meeting and the next scheduled meeting on 12 September 2023.
Members were advised that should there be any major applications received, it may be necessary to hold an extraordinary meeting.
After a proposal, seconder, and vote via a show of hands, the following was:
RESOLVED: