Agenda and draft minutes

There were no apologies for absence.

Planning Applications 1 & 2: 44-46 Palmerston Road, Southsea, PO5 3QG - 20/00620/FUL and 20/00621/LBC

Councillor Donna Jones did not have a personal or prejudicial interest in the site of the former Debenhams, however that she had been in contact with the agent, applicant and architect.  She would therefore leave the meeting for the discussion of this application.  

Councillor Stubbs declared that he been contacted directly by the applicant on matters of process, not the merits of the application.  He did not consider this an interest.

Councillor Judith Smyth advised she did not have an interest but had attended the public consultation meetings, and was a patient at the Trafalgar Surgery who had expressed an interest in moving into the ground floor of the new development. 

Planning Application 5:  253 Twyford Avenue, PO2 8NY, 20/00375/FUL

Councillor Lee Hunt advised he did not have an interest but he had talked with the petitioner and made it clear he would keep an open mind and had been to look at the property.

RECOMMENDED that the minutes of the Planning Committee held on 9 December 2020 be approved as a correct record to be signed by the Chair.

Councillor Jones proposed two amendments to the minutes:

1) Minute 87 - Declarations of members' interests:

To amend the final sentence of the first paragraph to read:

She had met with senior planning officers Ian Maguire and Eze Ekeledo last Friday together with Councillor Luke Stubbs and Councillor Steve Pitt.

2) Minute 87 - Declarations of members' interests:

To delete the fourth paragraph:
'Councillor Jones did not go on to confirm if she had an open mind and that there was no bias; however, she later participated in the vote to defer the Debenhams application'.

RESOLVED that the minutes of the Planning Committee held on 9 December 2020 be approved as a correct record subject to the above amendments.

Planning Applications

The Head of Development Management reported that the Council had received appeal decisions for two HMO refusals from the Planning Inspectorate. 

20 Montgomerie Road, Southsea, which was for a change of use from a C4 HMO use to a 7 bedroom house. This was dismissed due to inadequate living conditions for its occupiers in respect of the inadequate nature and under provision of the communal space. An application for cost was also refused by the planning inspector.

An appeal was allowed for 130 St Andrews Road in Southsea on 11 December.  This was a change of use from a dwelling house in class C3 or HMO C4 to an 8 bedroom Sui Generis application.  The inspector did not accept there would be an adverse impact on living conditions for future occupiers of the property in regards to communal space. 

Councillor Hunt said with regard to the Montgomery Road decision the planning inspector had looked closely at the room sizes and communal areas in particular.  He felt it was really important developers provide adequate communal space and he hoped that the committee would continue to test this so that future occupants are looked after. 

Mixed use redevelopment of former Debenhams department store to comprise circa 2,260sqm ground floor commercial space (use class E) and change of use and 2 storey extension of upper floors to comprise no 98 studio, 1, 2 and 3 bed apartments, demolition of rear storage units and construction of 36 no. new apartments with associated landscaping, access and parking. 

(Councillor Jones left the meeting for the duration of this item)

The Senior Planning Officer presented the report. Peter Hayward, Island Highway & Transport Consultants, was present for this item.

The Senior Planning Officer drew attention to the Supplementary Matters which reported that:

The publicity period of the application was extended until 04 January 2021 with additional letters sent to neighbours and additional site notices were posted on site to advertise revisions to the scheme. 4 further letters of representations were received 3 of these were in objection to the scheme and they have been addressed in the main body of the report. One was in support of the application to revitalise the Southsea Town Centre. No further deputation requests were made.

For completeness and openness, I note the Applicant sent an email on 21/01/21 to each of the Members of the Planning Committee setting out some of the main points of the development proposals and their progress.

COMMENTS

Since publication of the main report, PCC's Housing Enabling Officer has provided consultation comments advising that the affordable housing provision for the scheme as proposed equates to 41 units. There is acknowledgment that the units in Block B may be suited to serve as the affordable element of the site however the provision of 36 in Block B is short by 5 units on policy expectation, and by concentrating them in one block fails to encourage mixed tenure and also mixed communities.

A commuted sum for off-site contribution has been suggested as an alternative. The Housing Enabling Officer also points out that in a mix block development, it would be difficult to get a Registered Provider (RP - Housing Association) to take on these units unless in a single block with the full free hold.

Following a review of the Council's Habitat Regulation Assessment, Natural England has since withdrawn their objection to the proposal provided that the applicant is complying with the requirements of the Interim Strategy for 104.3kg/TN/yr and that the Council, as

competent authority, is satisfied that the approach will ensure the proposal is nutrient neutral and the necessary measures can be fully secured.

The Applicant proposes the GP surgery.  This would be a positive benefit for the local community for the provision of health services, and would contribute to the vitality and viability of the local centre, and as such its provision is being secured via the legal agreement.

The Use Classes Order changed significantly during the summer of 2020, after the submission of this planning application.  The Development Description was amended during the course of the application, at the Applicant's request, to reflect the new generic use class (Class E).  Upon further consideration, though, the correct description, in accordance with the legislation, is the original description, referring to the Classes A1/A2/A3/A4/B1/D1/D2 as applied for.  Therefore, this note is to confirm the reversion to the original Development Description.

CONDITIONS

The Applicant has requested to have some of the recommended conditions split between the two principal elements of the  ...  view the full minutes text for item 5.

Demolition of structure adjoining Portland Terrace in relation to development proposal 20/00620/FUL.

(Councillor Jones remained out of the meeting for the duration of this item)

The Senior Planning Officer presented the report. Peter Hayward, Island Highway & Transport Consultants, was present for this item.

Members' Questions

There were no questions.

Members' Comments

Members were happy with this proposal and felt that the development would improve this area as a whole.

RESOLVED to grant listed building consent as set out in the Officer's Committee report.

Temporary change of use from student halls of residence (C1) to interim accommodation for the homeless (Sui Generis).

The Principal Planning Officer presented the report.

The Principal Planning Officer drew attention to the Supplementary Matters which reported that:

Crime Prevention Design Advisor

The main Committee report noted 'no comments received', they can now be reported as follows, in summary:

This premises will house a fairly large number of persons , CCTV will be an essential tool for maintaining the safety and security of residents, staff and visitors.

The National Planning Policy Framework makes clear the Governments continuing commitment to "create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion and resilience".

The proposal is to house up to 41 persons, some with complex needs, within this building.  During the period 1st October 2020 to 12th November 2020 we received 25 reports of incidents relating to the premises. The Registry lies on the edge of the city centre, there are nearby open spaces. Our concerns centre on the possible problems caused by the residents of this accommodation both, within the accommodation and within the local area. Hampshire Constabulary recognises the need for accommodation for the homeless to assist with their journey back to a more normal lifestyle. Effective management / support of the residents is key to reducing the opportunities for crime and disorder. At paragraph 3.5 of The Information and Management Plan advises "trained supported workers would be on site 24/7, with an initial three workers being on site at all times individuals would have their own bedroom and share bathroom, kitchen and communal space facilities." The plans show an office with facilities, but I am unable to find the bedrooms. To that end, space within the building to provide bedrooms for use by onsite staff should be annotated on plans. To provide for the safety and security of residents and visitors, the external doors should be fitted with an electronic door access system. The system should provide for fob access for residents and staff and audio and visual access for visitors.

If entry is gained into the building it is possible to access all parts of the building, this increases the vulnerability of the building to crime and anti-social behaviour. To reduce the opportunities for crime and anti-social behaviour a Closed Circuit Television (CCTV) system should be installed within the building. Cameras should be deployed to provide images of the external doors, stairwells, lifts, other common access ways, the office and communal facilities. The plans show a basement housing the cycle store, gym and laundrette, basements are isolated places which increases the opportunities for crime and anti-social behaviour. To reduce the opportunities for crime and anti-social behaviour CCTV cameras should be deployed within the basement. To summarise our position, Hampshire Constabulary broadly supports this application. However, this support is conditional upon the residents being at the appropriate stage of their recovery to reside within this style of accommodation, the provision of effective onsite support for the residents at all times and the fitting  ...  view the full minutes text for item 7.

Temporary change of use from student halls of residence (C1) to interim accommodation for the homeless (Sui Generis).

The Principal Planning Officer presented the report.

The Principal Planning Officer drew attention to the Supplementary Matters which reported that:

The Officer recommendation is unchanged though an additional condition relating to Security Surveillance is proposed:

Security Surveillance

Within four weeks of the granting of the development hereby permitted, details inclusive of location and type of CCTV surveillance measures shall be submitted to and agreed in writing by the Local Planning Authority.  They shall be installed as approved within one month of their approval, and shall thereafter be retained as approved unless agreed in writing otherwise.

Reason: In the interest of amenity in accordance with Policy PCS23 of the Portsmouth Plan.

Members' Questions

In response to questions from members, officers explained that:

·         There was no metal barrier at the front of the building however there is brick wall that runs along the frontage of the building and an alleyway that leads from the premises which forms a barrier to the road.

Members' Comments
There were no comments.

RESOLVED

(1)  To grant conditional planning permission as set out in the Officer's Committee report and supplementary matters list. 

(2)  That delegated authority be granted to the Assistant Director of Planning & Economic Growth to add/amend conditions where necessary.

Change of use from mixed use - retail (Class A1) and residential (Class C3) - to purposes falling within Class C3 (Dwelling House) or C4 (House in Multiple Occupancy), with associated alterations to shopfront and installation of two rooflights.

The Planning Officer presented the report. Peter Hayward, Island Highway & Transport Consultants, was present for this item.  The planning officer reminded the committee that this application was deferred from the December meeting as a resident who had objected to the application had not received written notification that they could make further deputations. 

The Planning Officer drew attention to the Supplementary Matters which reported that:

Since the publication of the Committee Report, the proposed floor plans have been amended to provide dedicated ensuites for bedrooms 1, 2 and 3.

(HMO SPD-OCT 2019)                  

Area provided:                        Required standard:

Lounge           17.5m2                       11m2

Bedroom 1    16m2                          6.51m2

Ensuite B1     4.7m2                         3.74m2

Dining room  15.2m2                       11m2

Kitchen           12.5m2                       7m2

Bedroom 2    18.2m2                       6.51m2

Ensuite B2     3.8m2                         3.74m2

Bedroom 3    16.99m2                    6.51m2

Ensuite B3     3.8m2                         3.74m2

Bedroom 4    10.5m2                       6.51m2

WC                 1.6m2                         undefined

Bathroom       5m2                            3.74m2

Total               126.99m2                  70m2

The ensuites are all considered to be of an acceptable size and layout. All of the bedrooms are well over the guidance of 6.51sqm following this amendment and the communal space is unchanged. The amended floorplans are therefore considered to provide an acceptable standard of accommodation for 3-6 residents sharing.

Since the publication of the Committee Report, an Appropriate Assessment has been completed and Natural England have been consulted and responded; they concur with the Councils conclusion that no mitigation is required for the development.

The Officer's recommendation remained unchanged.

Further written deputations were read out as part of the officer presentation from:

·         Mrs Daisy Cobb on behalf of local residents

·         The Applicant - Applecore Design Agency - (Carianne Wells)

Deputations are not included in the minutes but can be viewed on the livestream on the following link Planning Committee, 26 January 2021 on Livestream

Members' Questions

In response to questions from members, officers explained that:

·         There is a difference of 0.5 parking spaces overall.

·         There will be a significant reduction in demand in terms of the commercial elements which will be lost as a result of the proposal. The parking standards require commercial developments to be assessed individually.  The committee need to make sure they do not lose sight of the parking demand of the commercial elements that will no longer arise as a result of the application.

·         There is a condition on the proposal to provide 4 bicycle parking spaces.

·         Solar panels are not included as part of the application and these are not usually attached to a small development. The building regulations will ensure sustainable construction and energy efficiency.

·         There are two other HMOs located in the area which are quite close.  Both are C3/C4 properties.  Twyford Avenue is a primary road and is along a bus route. 249 Twyford Avenue is a takeaway. It is not considered the proposal would result in significant harm to the surrounding residential amenity.

·         The Willows is a group of flats and each individual flat is counted within the 50m radius.  Of the 34 flats within the Willows a certain number are included within the percentage calculations. Officers  ...  view the full minutes text for item 9.

Change of use from mixed purposes - retail (Class A1) and residential (Class C3) - to purposes falling within Class C3 (Dwellinghouse) or Class C4 (House in Multiple Occupancy), with associated alterations to shopfront and installation of rooflight.

The Planning Officer presented the report. Peter Hayward, Island Highway & Transport Consultants, was present for this item. The planning officer reminded the committee that this application was deferred from the December meeting as a resident who had objected to the application had not received written notification that they could make further deputations. 

The Planning Officer drew attention to the Supplementary Matters which reported that:

Since the publication of the Committee Report, the proposed floor plans have been amended to provide dedicated ensuites for all four of the bedrooms.

(HMO SPD-OCT 2019)                  

Area provided:                        Required standard:

Lounge           22.5m2                       11m2

Bedroom 1    11.3m2                       6.51m2

Ensuite B1     2.97m2                       3.74m2

Kitchen/Dining room            22.5m2           24m2

Bedroom 2    16.7m2                       6.51m2

Ensuite B2     3.1m2                         3.74m2

Bedroom 3    12.3m2                       6.51m2

Ensuite B3     3.3m2                         3.74m2

Bedroom 4    15.3m2                       6.51m2

Ensuite B4     3.2m2                         3.74m2

WC                 1.7m2                         undefined

Total               114.87m2                  76m2

While all of the ensuites are undersized, that is compared to the size for shared facilities. Given that they are for single use by the occupant of each individual room and the otherwise acceptable layout they are considered to be acceptable. All of the bedrooms are well over the guidance of 6.51sqm following this amendment and the communal space is unchanged. The amended floorplans are therefore considered to provide an acceptable standard of accommodation for 3-6 residents sharing.

Since the publication of the Committee Report, an Appropriate Assessment has been completed and Natural England have been consulted and responded; they concur with the Councils conclusion that no mitigation is required for the development.

A matter of replacement windows has been brought to officers' attention, on the north elevation (Gruneisen Road).  The site has been re-visited and there are indeed new windows, either ill-fitting or boarded-up.  The Applicant has explained: 'The properties have had no builders on site since last summer whilst a planning decision is made, as some of the works carried out will be dependent on whatever decision is made.  There are remedial, works to the roof, exterior, replacement windows all still to be carried out along with the internal works. The property has been boarded in an effort to keep it water tight after the ground floor windows were ordered at incorrect sizes. As the property has been entered on numerous occasions by teenagers, our client fitted the incorrect windows as he felt it would be more of a deterrent than just the boarding.'

I am assured that if and when planning permission is granted and the consent implemented, correctly-fitting windows will be installed and the property will return to a normal appearance, as well as being productively inhabited.

Further written deputations were read out as part of the officer presentation from:

·         Mrs Daisy Cobb on behalf of local residents

·         The Applicant - Applecore Design Agency - (Carianne Wells)

Deputations are not included in the minutes but can be viewed on the livestream on the following link Planning Committee, 26 January 2021 on Livestream

Members' Questions

In response to questions from members, officers explained that:

·         With  ...  view the full minutes text for item 10.