No apologies for absence had been received: all Committee Members were present.

Councillor Watkin advised that in his role as a County Councillor he was the opposition spokesman on Education.  He confirmed that he had made no statement regarding the application at minute number 23.

The minutes of the meeting held on 8 August 2013 to be submitted and signed.  (All minutes are available on the Council’s website.)

The minutes of the meeting held on 8 August 2013 were submitted and signed.

A list of outstanding planning applications as at 20 August 2013

The Committee received a report setting out the outstanding planning applications as at 20 August 2013.

The Development Management Section Head explained that the Section 106 agreement for the Colne Valley Retail Park application had been signed and Planning Permission had been granted on 22 August 2013.   This application was consequently no longer on the Outstanding List.

RESOLVED –

that the report be noted.

An application to demolish the existing school and to erect a new school and associated landscaping

The Committee received a report of the Development Management Section Head including the relevant planning history of the site.

The Senior Planning Officer advised that the officers’ recommendation was for a grant of Planning Permission; if the Committee were minded to grant planning permission, the application would need to be referred to the Secretary of State (as a major development in the Green Belt) who would then decide whether the power to determine the application should remain with the Council or to call-in the application for his own determination. 

The Chair invited Mr Gunn-Jones to address the Committee.

Mr Gunn-Jones said that Garston Manor School was part of the Government’s priority schools’ building programme to replace poor quality accommodation.  He noted that the current buildings were of inadequate size for the required use but that the proposed layout would meet specific requirements for pupils with Special Educational Needs. 

Mr Gunn-Jones explained that the exterior arrangements would meet the needs of both pupils and staff in addition to those who regularly visited the school in a professional capacity.  There would be adequate parking and ‘drop-off’ areas and space for the mini-buses which transported many of the pupils to the school.   

Mr Gunn-Jones addressed environmental issues.  He stated that the new buildings would be constructed on the existing playing fields; this would allow the school to function during building works.  He noted that whilst the school would be built on Green Belt land, a single storey structure would be maintained which would provide the least impact on the environment.  He added that the school would gain a Multi Use Games Area (MUGA).

Mr Gunn-Jones concluded by assuring the meeting that consideration had been given to the biodiversity of the site and commended the proposal to build on land close to the original building in order that the school could continue to function during construction. 

The Committee then discussed the Application.

Councillor Bell expressed his support for the application adding that Garston Manor School was one of only seven in the county which had been included in the Priority Schools Programme.  He agreed that owing to the school’s current condition, it was important to rebuild.  He noted that specification for the MUGA was of a good standard and that concern for the environment had been considered throughout the planning process.  Councillor Bell further noted the provision of the five mini-bus spaces stating that this would relieve congestion in the area. 

Councillor Sharpe agreed that the development would replace the current school’s building with more suitable provision for its pupils.  He noted that the proposal was sensitive to the Green Belt and asked how judgement was reached with regard to the very special circumstances which would enable the proposed development to be permitted in the Green Belt.

The Senior Planning Officer explained that discussions had been held with Three Rivers District Council who shared the site.   It was notable that this part of the Green Belt accommodated several schools and in consequence it could  ...  view the full minutes text for item 23.

An application for the conversion of existing retail, office and storage space into 9 no. flats involving removal of rear section of building, alteration to roof including an increase to its height at rear, installation of rooflights to front and rear, installation of dormers with balconies at rear and alterations to elevational treatment including new windows and doors.

The Committee received a report of the Development Management Section Head including the relevant planning history of the site and details of eight letters objecting to the application.

The Committee agreed that Mrs Hogan could address the meeting.

Mrs Hogan informed the Committee that she lived close to the application site and that whilst she had no objections to the proposal in its entirety she had serious concerns over two specific issues: privacy and safety for her own family and for her neighbours.

Mrs Hogan advised that their gardens would be overlooked and asked whether obscured glass could be added in the side windows as a condition of development.  She noted that the balconies would have opaque glass at the sides but not at the fronts which would consequently give rise to overlooking of the neighbouring gardens.  She added that there would be only a few metres space between the balcony and the gardens.

With regard to safety and security, Mrs Hogan advised that metal shutters had been installed on the access to the rear car park three years previously.  She felt that this had reduced the number of burglaries in the locality as well as the incidence of young people gathering in the area.  The new development, however, did not provide for the access to be fenced off as access would be needed for the car park at the rear of the flats.  Mrs Hogan asked that the side passage to the rear gardens which bordered the rear of the site should be totally fenced in order to limit access and provide security for neighbouring families. 

The Chair invited Mr Bond to speak to the meeting.

Mr Bond advised that there had been several pre-application meetings with planning officers and that the Applicant had been sensitive to comments received from residents.  He had already noted the concerns that had been expressed with regard to privacy in neighbouring gardens and, as a consequence, it was proposed that obscure glass would be fitted to the kitchen window facing the gardens; this could also be required by condition.  He added that the new development would feature fewer windows than the current elevations. 

Mr Bond explained that the alterations would reduce the depth of the building which would impact positively on neighbouring gardens.  He added that the appearance of the building would be improved which would be beneficial to the area.  Addressing concerns regarding the side passage, Mr Bond advised that no access to the flats from this passage was proposed.  Moreover, improvements could be made which would enhance neighbours’ privacy and safety.

Mr Bond said that benefits would ensue from the building being brought back into use. The elevation facing Gammons Lane would be improved and this would benefit neighbouring properties.  Traffic levels would be reduced with no loss of retail use.  Mr Bond concluded by advising that the Applicant was committed to improving the property and had signed the Section 106 agreement. 

Regarding the issues of the gated rear access and  ...  view the full minutes text for item 24.