MINUTES OF RYDE TOWN COUNCIL’S
IN GEORGE STREET CENTRE, RYDE BAPTIST CHURCH, RYDE.
Members Present: Cllr Diana Conyers (Chair) , Cllr Jo Elliott, Cllr Tom Hanley, Cllr Jess Higgins, and Cllr Malcolm Ross.
Also in Attendance: Jon Baker (Committees and Place Plan Coordinator), Fiona Capewell (HSHAZ Project Officer), and Chris Turvey (Place, Neighbourhood and Planning Officer).
10 Members of The Public.
PUBLIC QUESTIONS
There were no public questions raised at this point although some comments were raised later in the meeting regarding specific agenda items.
Apologies were received from Cllr Charles Chapman, Cllr Simon Cooke, and Cllr Richard May
None received.
None requested.
The minutes to the previous meeting held on 24 October 2023 were reviewed.
RESOLVED:
The Ryde HSHAZ Project Manager provided members with an update on the current status of the HSHAZ Project since its inception in 2020 and the remaining plans until its conclusion later in 2024.
One area which was highlighted was the High Street Pedestrianisation. This had been much anticipated and was due to start imminently. The surface would be more akin to a proper pedestrian zone as opposed to a road and would be similar to that along the Esplanade as per the Isle of Wight Councils Conservation Officers recommendations.
The Pedestrian Zone Improvements included:
Physical changes to the high street to encourage full pedestrianisation.
Full resurfacing from Garfield Road to Star Street.
Partnering with Southern Water for Sustainable Drainage Systems (SuDS).
Removing the visual presence of a carriageway / footway divide, by incorporating same colour surfacing throughout.
On the issue of installing SuDS, members were advised that this was becoming a very important feature of many Town Centres up and down the country as Climate Change leads to more frequent and heavy rainfall.
SuDS are a form of raingarden (or large scale planted areas) which collect rainwater, stored in underground tanks. Water would then be released into the main system at a slower rate, reducing the number of storm overflows which discharge into rivers and coasts. There would be eight raingardens, incorporating some trees, positioned to attenuate as much surface water as possible.
All plants would be sustainable, reducing the requirement for watering. SuDS would also be an effective mechanism to discourage unnecessary (and illegal) driving through the pedestrian zone.
Southern Water’s Pathfinder scheme approached the Ryde HSHAZ team for collaboration on Ryde High Street and Southern Water would cover all costs associated with the inclusion of SuDS.
The next steps in the HSHAZ project would be:
Confirm costs and delivery timeline with Highways and Island Roads.
3D Visualisations for Public / Stakeholder Engagement and Press Coverage.
Work to promote Ryde as ‘Open for Business’ during the works.
Members were advised that the timeline of the HSHAZ Project was due to finish at the end of March 2024, however an extension into the summer of 2024 had been agreed for building works.
The Chair thanked the HSHAZ Project Manager for the latest update.
None
The following planning applications were considered by the committee:
Parish(es): Ryde Ward(s): Ryde North West Location: 39 Westfield Park, Ryde, PO33 3AB
Proposal: Demolition of dwelling; proposed replacement dwelling
Members considered an application for the demolition of one house and be replaced with a new property. There were seven local residents, who were in attendance to demonstrate their objections to the application.
Prior to the debate by members there was concerns raised by a member of the public, who was a resident of Westfield Park, around the height, design and mass and scale of the proposed house as well as doubts as to the accuracy of the design of the building.
Regarding the footprint of the proposed building, members were advised that it would cover the area of each floor. The car port and any landscaping were not usually counted as residential space, as it is included as amenity space.
The footprint of the proposed new building would be 85% bigger than the existing building.
Members agreed that whilst the building was not necessarily out of character to other buildings of a similar design within the area, there was some concern around its mass.
There was a total of 10 public objections lodged with the Isle of Wight Council. Island Roads had raised no objections.
It was also noted that the Isle of Wight Councils Tree Officer had given conditional approval on the basis of ensuring appropriate soft landscaping was provided for the development, in the interests of visual amenity and to comply with policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.
After a proposal, seconder, and a vote via a show of hands, the following was:
RESOLVED:
Parish(es): Ryde Ward(s): Ryde North West Location: 20 - 21 High Street, Ryde, PO33 2HW
Proposal: Conversion of part of ground floor and first and second floors to 5 flats to include first and second floor extension, alterations to building fenestration and shopfront, and relocation of existing air conditioning units (revised plans) (revised description) (revised site address) (re-advertised application).
Members were reminded that this application had previously been considered in January 2022 where it was decided to recommend approval subject to there being sufficient waste storage provision, appropriate payments to the Solent Special Protection Area (SPA) and sufficient cycle storage for each of the five properties. The recommended approval was within the HSHAZ area, which would align with Ryde Town Councils support of any plans to convert upper floors in a retail building into residential provision.
Whilst the original plans indicated a space allocated for waste storage, the revised application did not provide any suggestion of such provision. There also remained no indication of cycle storage provision and a payment to the Solent SPA. The Isle of Wight Councils Environment Officer did not go on to say anything about the omission of waste storage or the effect it would have on the scheme. Furthermore, Environmental Health had no adverse comment or objection to the original proposal which included waste storage.
Southern Water provided their standard reply as the connection to the sewers was not a material consideration.
After a proposal, seconder, and a vote via a show of hands, the following was:
RESOLVED:
Parish(es): Ryde Ward(s): Ryde Monktonmead
Location: China Garden, 58 The Strand, Ryde, PO33 1JD Proposal: Replacement windows.
This application was for replacement windows for a property in the Ryde Conservation area. The existing preference for such works was that they should be replaced like for like (i.e., timber frames for timber frames).
The existing windows frames were a mixture of modern plastic, aluminium, and original wood. The application sought to replace all of the remaining wooden frames with UPVC heritage style windows, retain all of the existing aluminium frames and match them with aluminium on the upper bays.
Members were advised that the building next door which was of a more modern design had all UPVC heritage style sash windows.
Members agreed that whilst UPVC window frames were not ideal in a Conservation Area, given that the neighbouring property had frames made of such material, an alternative way of preserving the character of the area was to replace all of the upper floor windows with UPVC heritage frames on the principal elevations to show a more uniform approach.
There had been no objections from members of the public or any statutory consultees.
After a proposal, seconder, and a vote via a show of hands, the following was:
RESOLVED:
Parish(es): Ryde Ward(s): Ryde North West Location: 34 High Street, Ryde, PO33 2HT
Proposal: Proposed replacement bay windows at first floor, sash window to second floor and front door serving first floor flat (revised scheme).
Members were advised that this application was originally for retrospective approval of works to replace wooden window frames on the principal elevation with UPVC window frames. They were also reminded that Ryde Town Council objected to the proposal in August 2023 and the application was subsequently refused by the Isle of Wight Council.
After consultation with the Isle of Wight Council, the owner agreed to remove the UPVC cladding and the trickle vents from the prominent bay window.
The owner further agreed to replace the UPVC cladding with timber cladding matching the style that would have been there originally. Whilst the work had been completed a number of committee members and members of the public had expressed concerns as to the quality of the finished works.
After a proposal, seconder, and a 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:
Parish(es): Ryde Ward(s): Ryde West
Location: 38 Hamilton Road, Binstead, Ryde, PO33 3QZ
Proposal: Demolition of garage; proposed single storey side extension; retention of raised decking (revised description)(readvertised application)
Parish(es): Ryde Ward(s): Ryde West
Location: 54 Wellington Road, Ryde, PO33 3QH
Proposal: Retention and completion of raised decking on rear elevation
Parish(es): Ryde Ward(s): Ryde North West
Location: Time And Tide, St Georges Road, Ryde, PO33 3AS
Proposal: Proposed installation of new doors on front elevation and replacement window on side elevation
Parish(es): Ryde Ward(s): Binstead And Fishbourne
Location: Beachwood, Quarr Road, Binstead, Ryde, PO33 4EL Proposal: Proposed single storey side extension.
Members noted the following decisions taken by the IWC’s Planning Department:
PLANNING APPLICATION DECISIONS
APPLICATIONS APPROVED
Location: 49 Newnham Road, Binstead, Ryde, PO33 3TE
Proposal: Single storey extension and detached outbuilding to form gym and overspill accommodation.
Parish: Ryde Ward: Binstead and Fishbourne Decision Date: 20/10/2023
Ryde Town Council raised no objection to the application.
Location: Monsoon 133 – 134, High Street, Ryde, PO33 2RJ
Proposal: Variation of condition 2 on 22/00081/FUL to allow retention of retail units as built.
Parish: Ryde Ward: Ryde North West Decision Date: 20/10/2023
Ryde Town Council raised no objection to the application.
Location: 24 Buckland Gardens, Ryde, PO33 3AG
Proposal: Demolition of conservatory; Proposed alterations, single storey extensions and new roof to provide accommodation within new roof space (revised plans).
Parish: Ryde Ward: Ryde North West Decision Date: 25/10/2023
Ryde Town Council objected to this application on the following grounds:
Owing to the removal of the existing outbuilding to the rear of the property, which partially forms a screen, overlooking will be a major concern to the neighbouring properties.
Location: 36 Upton Road Ryde Isle Of Wight PO33 3HP
Proposal: Extend existing garage and conservatory with workshop at first floor level
Parish: Ryde Ward: Haylands And Swanmore Decision Date: 26/10/2023
Ryde Town Council raises no objection to this application.
Location: Fairways Quarr Road, Binstead, Ryde, PO33 4EL
Proposal: Replacement of boundary fence and gates on northern boundary of site
Parish: Ryde Ward: Binstead And Fishbourne Decision Date: 03/11/2023
Ryde Town Council raised no objection to the application.
APPLICATIONS REFUSED
None
As a result of members requesting further information around the offer from the Isle of Wight Council on the opportunity to buy in to the IW Council’s Planning Enforcement Service, an update report was presented.
Prior to the debate a member of the public asked would the use of the Section 82 of the Environmental Protection Act be specifically to issue enforcement action around large cases such as the Royal York Hotel? Case studies seemed to indicate that it was more tailored for matters such as neighbourly disputes involving noise or smoke pollution.
It was noted that whilst this could be the situation in a lot of cases, the use of the act was still a first option which would at least show that the Town Council had the intent to solve an issue at a low cost. Other options would always be explored should the Section 82 method not prove fruitful.
The Place, Neighbourhood and Environment Officer presented his report which outlines the costs of such services provided by the Isle of Wight Council and how Newport and Carisbrooke Community Council had fared since they had procured such services.
It was noted that whilst the cost of an Enforcement Officer would be nearly £8,000 for one day per week over 52 weeks, the Isle of Wight Council had advised that in order to bring value to the service, a minimum period of two days per week would be required, meaning a cost to Ryde Town Council of nearly £16,000. The cost of a Senior or Principal Officers services would be even higher.
According to Newport and Carisbrooke Community Councils (NCCC) accounts and outlined in their Quarterly Enforcement Report, they had procured three days per week at a cost of £21,549. NCCC had compiled a list of 36 planning enforcement cases of which eight had been closed. Five cases were shops in the conservation area with issues about untidy frontages and three were illegal advertising banners.
It was noted that despite Ryde Town Council setting aside an annual budget of £10,000 over the course of several years to assist the Isle of Wight Council with some long-term issues, the offer of the money had not been taken up by the Isle of Wight Council and the enforcement issues had remained unresolved.
However, members agreed that as it was getting close to setting the 2024-2025 budget, the cost of two days of Isle of Wight Council Enforcement officer time should be included for discussion.
After a proposal, seconder, and a vote via a show of hands, the following was:
As a result of there being no response from the Isle of Wight Council around Ryde Town Council’s proposals around the removal of gull sacks in an area of George Street where they had been causing an extreme nuisance and replacing them with 1100L wheelie bins, the item was deferred until the next meeting.
MINUTES OF RYDE TOWN COUNCIL’S
IN GEORGE STREET CENTRE, RYDE BAPTIST CHURCH, RYDE.
Members Present: Cllr Simon Cooke (Chair), Cllr Diana Conyers, Cllr Jo Elliott, Cllr Tom Hanley, Cllr Jess Higgins, Cllr Richard May, and Cllr Malcolm Ross.
Also in Attendance: Jon Baker (Committees and Place Plan Coordinator), and Chris Turvey (Place, Neighbourhood and Planning Officer).
3 Members of The Public.
PUBLIC QUESTIONS
A member of the public asked if anything could be done regarding the issue of people feeding pigeons in the High Street which was causing a nuisance to local residents and visitors alike. The same person also highlighted a faulty streetlight and what could be done to fix it.
The member of the public was advised that the matters would be reported to the relevant bodies under the auspices of the Isle of Wight Council.
Apologies were received from Cllr Charles Chapman.
None received.
None requested.
The minutes to the previous meeting held on 14 November 2023 were reviewed.
RESOLVED:
Cllr Conyers asked what could be done about the constant overflowing of water following heavy rainfall along the roadside at the Esplanade Eastern Gardens.
It was noted that it was being caused by the build-up of sand from the beach and fallen leaves blocking the drains. It was the responsibility of the Isle of Wight Council to ensure the drains remained clear and prevent the water build up. Officers would contact the Isle of Wight Council to ensure this was carried out after any heavy rainfall.
Cllr Ross asked what the status was regarding the ‘Welcome to Ryde’ road signs. It was noted that this was still progressing, albeit slower than hoped. An update would be provided at the next meeting.
Cllr Hanley asked had there been any news regarding Ryde Town Councils involvement with the new toilet facilities at the Esplanade train station. All committee members were advised that this was a matter for Full Council and that when there were any further developments, all members would be duly advised.
The following planning applications were considered by the committee:
Parish(es): Ryde Ward(s): Ryde South East Location: 112 Great Preston Road, Ryde, PO33 1DD
Proposal: Single storey sunroom extension and small decking area.
Prior to the debate a member of the public had expressed concerns around the application due to the fact that it was a retrospective submission and that there was no indication of the enforcement notice as outlined in the Planning and Access Statement as well as the appeal decision within the online documents for this current application.
Members noted that this application had been originally refused. Ryde Town Council recommended approval to the previous plans, on the provision that obscured glassed screening was to be installed to avoid any overlooking onto neighbouring properties. The latest application had removed the upper balcony altogether and lowered the roof line to below the brick detail, which was the main contention the planning inspectorate pointed out when the application went to appeal as the extension did not previously look compliant to the existing building.
There had been no comments submitted to the Isle of Wight Council from any members of the public or statutory consultees.
Members agreed that a lack of information did make it difficult to make any informed decision and that the original concerns around overlooking onto neighbouring properties had still not been fully addressed. Furthermore, confirmation that building regulations approval was also not forthcoming, added to the lack of information to which members could make a decision.
After a proposer, seconder, and a vote via a show of hands, the following was:
It is therefore the opinion of Ryde Town Council that the issues outlined by the Planning Inspectorate in case number APP/P2114/D/21/3271307 have not been fully addressed with this latest proposal.
Parish(es): Ryde Ward(s): Ryde North West Location: 36 Nelson Street, Ryde, PO33 2EY
Proposal: Proposed extensions at 1st and 2nd floor level on side elevation, three/single storey extension on rear elevation and alterations to form 3 additional self-contained flats (total of 9 flats)
This application was for alterations to the existing building including an extension to the rear to form a total of 9 flats (5 x 2 bed and 4 x 1 bed). The previous application 23/00094/FUL, proposed the demolition of the existing building, and was refused for two main reasons. Firstly, Its size, design, and external appearance and secondly for its insufficient parking provision. In terms of impact on the conservation area, this application appeared to enhance the area by tidying up an unkempt building whilst conserving the character of the conservation area it was set in. Members therefore were requested to consider if the parking issue had been adequately resolved within the renewed application.
Island Roads had already agreed that the parking issue was not something that should prevent the application being granted due to the location being close to existing public transport routes and there was enough local parking to accommodate the additional demand.
Members agreed that the revised application was a much better proposal, negating the need to demolish the building and erect a new one. However, there was some discussion around access to the proposed floor plans. It was however established that they were contained in the Design, Access, Planning and Heritage Statement.
It was however agreed that whilst the new application addressed much needed housing for Ryde and was situated on a brownfield site, Ryde Town Council would need assurances that there would be adequate provision for waste and cycle storage. There would also need to be a contributions made to the Solent Special Protection Area (SPA) as well as to affordable housing for the three additional flats.
There had been no comments submitted from any members of the public.
After a proposer, seconder, and a vote via a show of hands, the following was:
The following planning applications were considered under delegated powers by the Chair and the Place and Neighbourhoods Officer, and they proposed no objections:
Parish(es): Ryde Ward(s): Ryde North West Location: 92B West Street, Ryde, PO33 2NN Proposal: Proposed garden room.
Application No: 23/01939/ADV (LBC App No 23/01940/LBC) Parish(es): Ryde Ward(s): Ryde North West
Location: 47 - 48 Union Street, Ryde, PO33 2LF
Proposal: Proposed 1x externally illuminated fascia sign.
Parish(es): Ryde Ward(s): Ryde Appley and Elmfield Location: 7 Royal Walk, Ryde, PO33 1NL
Proposal: Demolition of conservatory and garage; proposed two storey side and rear extensions, single storey front and rear extensions; alterations to include cladding.
Parish(es): Ryde Ward(s): Ryde Monktonmead Location: 24 St Johns Road, Ryde, PO33 2RN Proposal: Non-illuminated wall mounted sign
Parish(es): Ryde Ward(s): Binstead and Fishbourne Location: 11 Pellview Close, Ryde, PO33 3TU
Proposal: Single storey side extension to enlarge shower room for wheelchair access, plus new external wheelchair ramping; raised decking and retention of existing single storey rear conservatory (revised plan) (revised description) (readvertised application)
Members noted the following decisions taken by the IWC’s Planning Department:
PLANNING APPLICATION DECISIONS
APPLICATIONS APPROVED
Location: Former Council Depot, Victoria Crescent, Ryde, PO33 1DG Proposal: Demolition of existing depot buildings, construction of 5 new dwellings.
Parish: Ryde Ward: Ryde Appley and Elmfield. Decision Date: 06/11/2023
Ryde Town Council raises no objection to this application.
Location: Sandpipers, Buckingham Close, Ryde, PO33 2DN
Proposal: Demolition of conservatory; proposed single storey front and side extension; replacement pitched roof to kitchen; alterations to include rear veranda with screen and cladding.
Parish: Ryde Ward: Ryde North West Decision Date: 07/11/2023
Ryde Town Council raises no objection to this application.
Location: Milmega Park Road, Ryde, PO33 2BE
Proposal: Installation of 2x illuminated fascia signs and 1x non-illuminated post sign.
Parish: Ryde Ward: Ryde Monktonmead. Decision Date: 15/11/2023
Ryde Town Council raised no objection to this application.
Location: 1 Denham Cottages, Weeks Road, Ryde, PO33 2TR
Proposal: Variation of condition 2 on 21/00369/HOU to allow amendments to the appearance of the approved extension.
Parish: Ryde Ward: Haylands and Swanmore. Decision Date: 17/11/2023
Ryde Town Council raised no objection to this application.
Location: Milmega Park Road, Ryde, PO33 2BE
Proposal: Alterations and change of use from warehouse (Class B8) to multi- disciplinary veterinary clinic (Class E) with associated parking and service areas.
Parish: Ryde Ward: Ryde Monktonmead. Decision Date: 21/11/2023
Ryde Town Council raised no objection to this application.
APPLICATIONS REFUSED
Location: 5 Grenville Drive, Ryde, PO33 3JN
Proposal: Formation of balcony on front elevation; alterations to fenestration Decision Date: 13/11/2023
Parish: Ryde Ward: Haylands And Swanmore
Ryde Town Council raised no objection to this application.
Members noted the following increases in National Planning Fees as advised by the Chief Planner of the Department for Levelling Up, Housing and Communities on 14 November 2023:
Planning application fees increased by 35% for applications for major development.
Planning application fees increased by 25% for applications for all other applications.
The new fees would come into effect from the start of 6 December 2023.
The Place, Neighbourhood and Planning Officer presented a report to members of the committee which advised on additional information obtained since the previous meeting which would help to further inform them in making a decision regarding Ryde Town Council’s enforcement requirements.
Members were reminded that Newport and Carisbrooke Community Council had for the past year employed the services of Isle of Wight Council Enforcement Officers for three days per week and as reported at the previous meeting had some results regarding mostly shop front cases within their conservation area and some illegal advertising banners.
Whist such cases were regarded as important, members agreed that there were larger, more pressing matters that needed addressing in Ryde such as the ongoing former Royal York Hotel, which continued to blight Ryde and upset residents. Smaller cases could possibly be addressed via other means including use of Section 82 of the Environmental Protection Act 1990.
The report provided four options for members of the committee to consider ahead of making any decision:
Option 1 - Pay nothing and rely on the existing IW Council service – at no cost.
Option 2 - Engage IWC’s Enforcement Officers for two days a week – at a cost of £15,769.60 Minimum.
Option 3 - Write to owners with untidy buildings and provide funding – at a cost of £10,000.00 Maximum.
Option 4 - Improve Town Centre with £20 million levelling up fund – cost unknown.
It was agreed that further investigation into employing the services of Isle of Wight Councils Enforcement Officer should be considered. However, before any decision could be taken, Ryde Town Council would need to clearly outline what was expected of the Isle of Wight Council and that assurances would need to be given that such cases as the former Royal York Hotel would be robustly pursued with every effort made to ensure a satisfactory conclusion. There would also be a need to establish a specific action plan on the former Royal York Hotel and how the building could be restored to a condition that was of a satisfactory standard.
After a proposal, seconder, and a vote via a show of hands, the following was:
The Committee was presented with a report from The Place, Neighbourhood and Planning Officer which recommended including in the revised Ryde Position Statement the extension of the Town Centre Boundary which could benefit the town greatly by the following means:
More housing designed into an area which owing to previous parking limitations would not have been viable.
An increase in population near the town centre benefiting local business.
Large problem buildings bought back into use which would lend themselves to creating small one and two bedroom accommodation which are cheap and greatly needed in the area.
Suitable buildings used for sheltered accommodation aimed at older and/or disabled people who have no need for cars.
Ryde Town Council would always encourage the building on brown field sites for housing needs, but the current situation made it difficult owing to there being very little parking provision.
Compared to Ryde, Newport’s boundary was much larger. Ryde on the other hand only included Union Street, the High Street and George Street. Therefore, bringing in other areas would provide much needed additional housing options.
Whilst there may not be so many parking places, this would not necessarily be a large problem as housing would be within easy reach of public transport and any accommodation would be provided with the appropriate cycle storage, all of which would fit Ryde’s green agenda and reduce the towns carbon footprint. Use of hired electric vehicles such as bikes, scooters and possibly the introduction of a scheme for electric cars, much like the ‘Zipcars’ scheme used on the mainland, could be considered. After a proposal, seconder, and a vote via a show of hands, the following was:
Owing to the forthcoming Christmas and New Year break, it was proposed that any items of business, including planning and licencing applications that required a decision between 6 December 2023 and the next scheduled meeting of the Place, Neighbourhood and Planning Committee on 16 January 2024, would be delegated to the Place, Neighbourhood and Planning Officer and the Committees and Ryde Place Plan Coordinator in consultation with the Chair and Vice Chair of the Place, Neighbourhood and Planning Committee. Should there be any major planning or licencing applications or any other items requiring an urgent decision during this period and there is insufficient time to wait until the 16 January 2024, then an Extra-Ordinary meeting of the Place, Neighbourhood and Planning Committee would be called to discuss the matter.
After a proposal, seconder, and a vote via a show of hands, the following was:
RESLOVED:
Members noted that the next meeting will be held on Tuesday, 16 January 2024 at 7.00pm.