Agenda and minutes

Venue: Council Chamber, Civic Offices, Bridge Street, Reading RG1 2LU

Contact: Nicky Simpson - Committee Services Email: (nicky.simpson@reading.gov.uk)  0118 9372112

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Items
No. Item

91.

Minutes pdf icon PDF 79 KB

Minutes:

The minutes of the meeting held on 1 February 2023 were agreed as a correct record and signed by the Chair.

92.

Declarations of Interest

Minutes:

Councillor Emberson declared a prejudicial interest in Item 98 on the grounds of predetermination as she was Lead Councillor for Housing.

 

Councillor Ennis declared a prejudicial interest in Item 98 on the grounds of predetermination as he was Lead Councillor for Adult Social Care.

93.

Questions

Minutes:

Councillor Page asked the following question of the Chair of the Planning Applications Committee:

 

Loss of income and planning contributions due to prior approvals

Will the Chair update the Committee with the most recent consolidated figures in respect of:

 

(1)           the number of residential units that have been approved via the Prior Notification Procedure introduced in May 2013 which allows conversions from former offices to residential use?

 

(2)           the loss in fee income to the Borough Council as a result of this change and the estimated loss to the authority in respect of Section 106 contributions in the form of (a) affordable housing, (b) financial contributions to affordable housing off-site, (c) financial contributions to education and (d) financial contributions to leisure and open spaces.

 

(3)           Would she summarise the impact of all these changes and the losses to RBC in affordable housing, education and transport and other essential contributions?

(4)           Would she also comment on the implications of the DCLG announcement on 28 November 2014 preventing this, and all other planning authorities, from seeking Section 106 contributions on proposed sites of ten homes or fewer?

(5)           Lastly, would she update the Committee on the results of recent relevant planning appeals in respect of securing affordable housing contributions from sites of up to 10 dwellings?

REPLY by the Chair of the Planning Applications Committee (Councillor Lovelock):

 

I thank Councillor Page for his question.

 

This question relates to the permitted development right first introduced in May 2013 that allows conversion from offices to residential without requiring planning permission, instead relying on a prior approval process under which only a very limited number of matters can be taken into account.  The office to residential permitted development right existed up to 2021, when it was subsumed into a more wide-ranging right to convert all commercial uses under new planning use class E, which also include retail, restaurants, light industrial, health centres and indoor sport and fitness uses, to residential.

 

These permitted development rights are of significant concern to this Council for a wide range of reasons, including the poor quality and small size of accommodation, impacts of noise and poor air quality, loss of important employment land, the health of our high streets and the lack of contribution towards infrastructure and affordable housing.  We have strongly objected to these permitted development rights in the past, and recently contributed to the House of Commons Housing, Communities and Local Government Committee inquiry into permitted development rights, which was highly critical of their impact. In November 2021, the Council made a legal direction under Article 4 of the General Permitted Development Order to withdraw this and other associated permitted development rights in parts of Reading including the town centre, our district and local centres, the most important employment and commercial areas and the areas of poorest air quality.  This direction came into force in November 2022, after which a planning application is once more required to undertake such changes within the area of the direction.  The Secretary  ...  view the full minutes text for item 93.

94.

Potential Site Visits for Committee Items pdf icon PDF 70 KB

Minutes:

The Executive Director for Economic Growth and Neighbourhood Services submitted a schedule of applications to be considered at future meetings of the Committee to enable Councillors to decide which sites, if any, they wished to visit prior to determining the relevant applications, and a list of previously agreed site visits.

 

It was reported at the meeting that an accompanied site visit for application 221364/FUL – 36-42 London Street, as agreed by the Committee on 11 January 2023, had been omitted from the list of previously agreed site visits. No date for the site visit had yet been set.

 

Resolved –

 

That the report and position be noted and no additional applications be the subject of site visits.

95.

Planning Appeals pdf icon PDF 63 KB

Additional documents:

Minutes:

(i)       New Appeals

 

The Executive Director for Economic Growth and Neighbourhood Services submitted a schedule giving details of notification received from the Planning Inspectorate regarding six planning appeals, the method of determination for which she had already expressed a preference in accordance with delegated powers, which was attached as Appendix 1 to the report.

 

(ii)      Appeals Recently Determined

 

The Executive Director for Economic Growth and Neighbourhood Services submitted details of two decisions that had been made by the Secretary of State, or by an Inspector appointed for the purpose, which were attached as Appendix 2 to the report.

 

(iii)     Reports on Appeal Decisions

 

The Executive Director for Economic Growth and Neighbourhood Services submitted a report on the following appeal decision in Appendix 3:

 

201650/FUL – 111a Watlington Street

Part demolition of existing industrial building and rection of a three storey end of terrace building of 6 flats (C3 use) (amended description).

 

Written representations.

 

Appeal dismissed.

 

Resolved –

 

(1)      That the new appeals, as set out in Appendix 1, be noted;

 

(2)      That the outcome of the recently determined appeals, as set out in Appendix 2, be noted;

 

(3)      That the report on the appeal decision in Appendix 3 be noted.

96.

Applications for Prior Approval pdf icon PDF 95 KB

Minutes:

97.

Street Name assignment at Station Hill development pdf icon PDF 432 KB

Minutes:

The Executive Director for Economic Growth and Neighbourhood Services submitted a report asking the Committee to select a street name for the new pedestrian pathway around the new development off Station Hill. A plan of the site detailing the street layout was attached at Appendix 1.

 

The report explained that there was a new building being constructed as part of the Station Hill development and the developers had chosen a name for the building “One Station Hill”, but this was not available as that address was already assigned and in use. The report stated that, following discussion with the developers, it was proposed that a mutually acceptable solution would be to name the new pedestrian pathway around the development “Station Hill Square”, with the new building address being “1, Station Hill Square”.

 

If the name was not acceptable, alternative names would need to be put forward, along with building address suggestions, for further discussion with the developer and a report would need to come back to a future meeting for a decision.

 

An error in the report was corrected at the meeting, explaining that it had been Councillors Ayub (not Lovelock), Page and Rowland who had stated during consultation that they were happy with the name “Station Hill Square”.

 

Resolved -    That the new pedestrian pathway be named Station Hill Square.

98.

221405/REG3 - Land At Battle Street pdf icon PDF 8 MB

Proposal

Clearance and taking up of existing hardstanding and structures from the site, erection of seven buildings, up to four storeys in height, containing 49 affordable dwellings (Class C3 use), supported living accommodation (Class C2 residential institution use), and older persons day centre (Class E(f)), and associated roadways, car parking, open space and other infrastructure. 

Recommendation

Permitted subject to Legal Agreement

 

Additional documents:

Minutes:

Clearance and taking up of existing hardstanding and structures from the site, erection of seven buildings, up to four storeys in height, containing 49 affordable dwellings (Class C3 use), supported living accommodation (Class C2 residential institution use), and older persons day centre (Class E(f)), and associated roadways, car parking, open space and other infrastructure. 

 

The Executive Director of Economic Growth and Neighbourhood Services submitted a report on the above application. An update report was tabled at the meeting which provided additional information on: contamination; trees; SUDs; transport and management of site.  It also addressed matters arising from the site visit on 23 February 2023 including: daylight/sunlight impact on Allison Court; Block B design; Battle Street; relationship to surrounding buildings; relationship of blocks and boundary treatment.  It recommended some amendments to the conditions, including some renumbering, and an additional condition.

 

Comments and objections were received and considered.

 

Objector Marie Arndt, Andrew Somerville, planning consultant for the applicant, and Councillor Ennis, as Lead Councillor for Adult Social Care, attended the meeting and addressed the Committee on this application.

 

Resolved –

 

(1)        That the Assistant Director of Planning, Transport and Public Protection Services be authorised to grant planning permission subject to the completion of a Section 106 unilateral undertaking by 30 April 2023 (unless a later date be agreed by the Assistant Director of Planning, Transport and Public Protection Services) to secure the Heads of Terms set out in the update report, with the substitution of Victoria Park Playground at Hodsoll Road in place of Beresford Road Playground in the Head of Terms for the Open Space contribution;

 

(2)        That, in the event of the requirements set out not being met, the Assistant Director of Planning, Transport and Public Protection Services be authorised to refuse permission;

 

(3)        That planning permission be subject to the updated conditions and informatives as set out in the update report;

 

(4)        That the external materials be agreed in consultation with Ward Councillors, particularly in relation to the western walls and Block B;

 

(5)        That the matters relating to hard and soft landscaping, boundary treatments and landscape management plan, in final conditions numbers (23), (24) and (25), be agreed in consultation with Ward Councillors;

 

(6)        That, when designing out crime measures as set out in final condition number (37), the possibility of gating the north-south accessway and making it accessible only to residents be considered and investigated, in consultation with Ward Councillors.

 

(Councillor Emberson declared a prejudicial interest in this item on the grounds of predetermination as she was Lead Councillor for Housing. She left the meeting and took no part in the debate or decision).

 

(Councillor Ennis declared a prejudicial interest in this item on the grounds of predetermination as he was Lead Councillor for Adult Social Care. He made a statement as Lead Councillor then left the meeting and took no part in the debate or decision).

99.

221576/HOU - 4 Downshire Square pdf icon PDF 1 MB

Proposal

The demolition of the single storey side extension, relocation of the dwelling rear door, creation of a new vehicular access and parking area to the north part of the site, with vehicular turntable, existing vehicular access blocked up, replacement low brick wall and piers with metal railings and central front gate to house, including external and landscaping works. 

Recommendation

Application Permitted

 

Additional documents:

Minutes:

The demolition of the single storey side extension, relocation of the dwelling rear door, creation of a new vehicular access and parking area to the north part of the site, with vehicular turntable, existing vehicular access blocked up, replacement low brick wall and piers with metal railings and central front gate to house, including external and landscaping works. 

 

The Executive Director of Economic Growth and Neighbourhood Services submitted a report on the above application. An update report was tabled at the meeting which provided information on revised plans and consultee comments received and recommended additional conditions.

 

Comments and objections were received and considered.

 

Resolved –

 

That planning permission for application 221576/HOU be granted, subject to the conditions recommended in the original report and the additional conditions recommended in the update report.

100.

221693/FUL - 63 Rowe Court pdf icon PDF 7 MB

Proposal

Demolition of any remaining fire damaged structure and re-instatement of 63-86 Rowe Court to provide a four storey building, comprising of 24 studios/ one-bed, one person homes, associated car parking, cycle parking, refuse, amenity space and landscaping 

Recommendation

Application Permitted

 

Minutes:

Demolition of any remaining fire damaged structure and re-instatement of 63-86 Rowe Court to provide a four storey building, comprising of 24 studios/ one-bed, one person homes, associated car parking, cycle parking, refuse, amenity space and landscaping 

 

The Executive Director of Economic Growth and Neighbourhood Services submitted a report on the above application. It was reported at the meeting that the report incorrectly referred a number of times to Drayton Way and that this should have been Drayton Road.

 

Comments and objections were received and considered.

 

Objector Robert Maycock and Robert Murch, the applicant’s agent, attended the meeting and addressed the Committee on this application.

 

Resolved –

 

That planning permission for application 221693/FUL be granted, subject to the conditions and informatives as recommended, but with Condition 2 to be amended:

·       for the approved plans to be those relating to Option 1, with balconies for all flats, not Option 2; and

·       such that, before the installation of the balconies shown on the rear elevation of the proposed building, details of balcony screening, to minimise overlooking onto Osborne Road, shall be provided to the Local Planning Authority.

101.

220922/FUL - 71-73 Caversham Road pdf icon PDF 12 MB

Proposal

Partial demolition of former retail warehouse and erection of a mixed-use building comprising 29 residential units, retail floorspace (Use Class E(a)) at ground floor and associated car parking, cycle parking and landscaping (amended description). 

Recommendation

Permitted subject to Legal Agreement

 

Minutes:

Partial demolition of former retail warehouse and erection of a mixed-use building comprising 29 residential units, retail floorspace (Use Class E(a)) at ground floor and associated car parking, cycle parking and landscaping (amended description). 

 

The Executive Director of Economic Growth and Neighbourhood Services submitted a report on the above application.

 

Comments and objections were received and considered.

 

Ward Councillor Richard Davies attended the meeting and addressed the Committee on this application.

 

Resolved –

 

That consideration of application 220922/FUL be deferred for further discussions with the applicant about the residential mix and the tenure split of the affordable housing provision.